SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                           FORM 10-KSB

             Annual Report Under Section 13 or 15(d)
             Of The Securities Exchange Act Of 1934

          For the Fiscal Year Ended:  December 31, 1997

                Commission file number:  0-19838

   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
         (Name of Small Business Issuer in its Charter)

      State of Minnesota                41-1677062
(State or other Jurisdiction of     (I.R.S. Employer)
Incorporation or Organization)     Identification No.)

  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                          (612) 227-7333
                   (Issuer's telephone number)

Securities registered pursuant to Section 12(b) of the Act:
                                 Name of each exchange on
     Title of each class             which registered
             None                          None

Securities registered pursuant to Section 12(g) of the Act:

                    Limited Partnership Units
                        (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the past 12 months (or for such shorter period  that
the  registrant was required to file such reports), and  (2)  has
been subject to such filing requirements for the past 90 days.

                     Yes   [X]         No

Check if disclosure of delinquent filers in response to Rule  405
of  Regulation  S-B  is  not  contained  in  this  Form,  and  no
disclosure  will  be contained, to the best of  the  registrant's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  any
amendment to this Form 10-KSB.   [X]

The  Issuer's  revenues  for year ended December  31,  1997  were
$1,792,599.

As  of  February 28, 1998, there were 20,929.13 Units of  limited
partnership interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $20,929,130.

               DOCUMENTS INCORPORATED BY REFERENCE

 The registrant has not incorporated any documents by reference
                        into this report.

         Transitional Small Business Disclosure Format:

                       Yes             No   [X]


                             PART I

ITEM 1.   DESCRIPTION OF BUSINESS.

       AEI Net Lease Income & Growth Fund XIX Limited Partnership
(the  "Partnership" or the "Registrant") is a limited partnership
which  was  organized  pursuant to  the  laws  of  the  State  of
Minnesota on September 14, 1990.  The registrant is comprised  of
AEI  Fund Management XIX, Inc. (AFM) as Managing General Partner,
Robert  P.  Johnson  as  the  Individual  General  Partner,   and
purchasers  of  partnership  units  as  Limited  Partners.    The
Partnership  offered  for  sale  up  to  $30,000,000  of  limited
partnership interests (the "Units") (30,000 Units at  $1,000  per
Unit) pursuant to a registration statement effective February  5,
1991.  The Partnership commenced operations on May 31, 1991  when
minimum   subscriptions  of  1,500  Limited   Partnership   Units
($1,500,000)   were   accepted.    The   Partnership's   offering
terminated  February  5, 1993 when the extended  offering  period
expired.   The Partnership received subscriptions for  21,151.928
Limited Partnership Units ($21,151,928).

        The  Partnership  was organized to acquire  existing  and
newly  constructed commercial properties located  in  the  United
States,  to  lease  such properties to tenants under  triple  net
leases,  to  hold  such  properties and to eventually  sell  such
properties.    From   subscription  proceeds,   the   Partnership
purchased  nineteen  properties, including partial  interests  in
four  properties,  totaling  $16,994,880.   The  balance  of  the
subscription proceeds was applied to organization and syndication
costs,   working   capital  reserves  and  distributions,   which
represented  a  return  of  capital.   The  properties  are   all
commercial,  single  tenant buildings  leased  under  triple  net
leases.

        The  Partnership's  properties  will  be  purchased  with
subscription proceeds without any indebtedness.  The  Partnership
will not finance properties in the future to obtain proceeds  for
new  property  acquisitions.  If it is required  to  do  so,  the
Partnership  may  incur  short-term indebtedness,  which  may  be
secured  by a portion of the Partnership's properties, to finance
the   day-to-day  cash  flow  requirements  of  the   Partnership
(including cash flow necessary to repurchase Units).  The  amount
of borrowings that may be secured by the Partnership's properties
is  limited in the aggregate to 20% of the purchase price of  all
Partnership   properties.   The  Partnership   will   not   incur
borrowings prior to application of the proceeds from sale of  the
Units,  will not incur borrowings to pay distributions, and  will
not   incur   borrowings  while  there  is  cash  available   for
distributions.

       The Partnership will hold its properties until the General
Partners  determine  that the sale or other  disposition  of  the
properties   is   advantageous  in  view  of  the   Partnership's
investment  objectives.  In deciding whether to sell  properties,
the  General  Partners will consider factors  such  as  potential
appreciation,  net  cash flow and income tax considerations.   In
addition,  certain  lessees may be granted  options  to  purchase
properties  after  a  specified portion of  the  lease  term  has
elapsed.   The  Partnership expects to sell some or  all  of  its
properties  prior to its final liquidation and  to  reinvest  the
proceeds   from   such  sales  in  additional  properties.    The
Partnership reserves the right, at the discretion of the  General
Partners,  to  either  distribute  proceeds  from  the  sale   of
properties  to  the  Partners or to  reinvest  such  proceeds  in
additional  properties,  provided that  sufficient  proceeds  are
distributed  to  the Limited Partners to pay  federal  and  state
income  taxes related to any taxable gain recognized as a  result
of  the  sale.   It  is  anticipated that  the  Partnership  will
commence liquidation through the sale of its remaining properties
within twelve years after acquisition, although final liquidation
may  be  delayed  by a number of circumstances, including  market
conditions and seller financing of properties.

ITEM 1.   DESCRIPTION OF BUSINESS. (Continued)

Leases

       Although there are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Partnership's  leases.   The properties  are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses which entitle the Partnership  to  receive
additional rent in future years based on stated rent increases or
if  gross  receipts  for  the property exceed  certain  specified
amounts, among other conditions.

        The leases provide the lessees with two to five five-year
renewal options subject to the same terms and conditions  as  the
initial  lease.   Certain lessees have been  granted  options  to
purchase  the  property.  Depending on the  lease,  the  purchase
price is either determined by a formula, or is the greater of the
fair  market value of the property or the amount determined by  a
formula.  In all cases, if the option were to be exercised by the
lessee,  the  purchase price would be greater than  the  original
cost of the property.

        Through  December 31, 1995, the Partnership sold 87.2636%
of  its interest in the Applebee's restaurant in Aurora, Colorado
in  seven separate transactions to unrelated third parties.   The
Partnership received total net sale proceeds of $1,414,458  which
resulted  in  a total net gain of $307,871.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,147,622  and  $41,035,  respectively.   For  the  year   ended
December 31, 1995, the net gain was $166,392.

        Through  December 31, 1995, the Partnership sold 97.5942%
of  the  Taco Cabana restaurant in Waco, Texas, in five  separate
transactions   to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,105,332 which resulted  in
a  total  net  gain  of  $337,012.  The total  cost  and  related
accumulated  depreciation of the interests sold was $799,998  and
$31,678, respectively.  For the year ended December 31, 1995, the
net gain was $92,219.

        Through  December 31, 1997, the Partnership sold 90.9037%
of the Applebee's restaurant in Temple Terrace, Florida, in seven
separate   transactions   to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,296,015  which
resulted  in  a total net gain of $369,433.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$961,992 and $35,410, respectively.  For the years ended December
31,  1997, 1996 and 1995, the net gain was $61,611, $102,408  and
$109,048, respectively.

        Through  December 31, 1996, the Partnership sold 98.8946%
of  the  Applebee's restaurant in Crestview Hills,  Kentucky,  in
nine  separate  transactions  to unrelated  third  parties.   The
Partnership received total net sale proceeds of $1,627,539  which
resulted  in  a total net gain of $436,533.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,256,017  and  $65,011,  respectively.   For  the  year   ended
December  31,  1996  and  1995, the net  gain  was  $162,457  and
$155,120, respectively.

ITEM 1.   DESCRIPTION OF BUSINESS. (Continued)

        On  May  19,  1994, the Partnership acquired a  92.74194%
interest  in  a  SportsTown retail sporting  goods  megastore  in
Greensboro,  North  Carolina.   The  remaining  interest  in  the
property  was  purchased by AEI Fund Management  XIX,  Inc.,  the
Partnership's  Managing General Partner and  an  officer  of  the
Managing General Partner.  The property was leased to SportsTown,
Inc. under a Lease Agreement with a primary term of 20 years  and
annual rental payments of $377,890.  The parties own the property
as   tenants-in-common   under  a   co-tenancy   agreement.    On
November30, 1994, the Partnership entered into a written contract
to  sell  this property.  The sale was completed in April,  1995.
As  a  condition to the sale, the Partnership and its affiliates,
guaranteed   and  escrowed  the  next  twelve  months   of   rent
($377,890),  in  the  event that the lessee failed  to  make  the
monthly  rental  payments.  The lessee made  the  monthly  rental
payments,  and the escrowed rent was released to the  Partnership
and its affiliates.

        The  parties  received net sale proceeds  of  $3,541,409,
which  resulted in a net gain of $454,849.  At the time of  sale,
the  cost and related accumulated depreciation was $3,143,311 and
$56,751,  respectively.  The Partnership's share of the net  sale
proceeds and net gain was $3,284,233 and $419,619, respectively.

        On July 26, 1995, the Partnership sold the Black-Eyed Pea
restaurant  in  Davie, Florida to Jackson Shaw  Partners  No.  51
Ltd., an affiliate of the lessee.  The Partnership recognized net
sale  proceeds  of $1,741,953 which resulted in  a  net  loss  of
$8,574.   At  the time of sale, the cost and related  accumulated
depreciation was $1,781,075 and $30,548, respectively.   As  part
of  the sale proceeds, the Partnership received a Promissory Note
from the buyer in the amount of $1,556,982.

       On April 5, 1996, the Partnership sold a 12.7585% interest
in  the  HomeTown  Buffet restaurant in  Tucson,  Arizona  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $201,357 which resulted in a net gain  of  $44,259.
The  total  cost  and  related accumulated  depreciation  of  the
interest sold was $164,251 and $7,153, respectively.

        On November 6, 1996, the Partnership sold the Taco Cabana
restaurant in Round Rock, Texas to an unrelated third party.  The
Partnership  recognized  net  sale proceeds  of  $963,049,  which
resulted  in a net gain of $262,803.  The total cost and  related
accumulated  depreciation was $749,710 and $49,464, respectively.
As  part  of  the net sale proceeds, the Partnership  received  a
Promissory Note for $660,000.  The Note bears interest  at  a  9%
rate.    On   March  27,  1997,  the  Partnership  received   the
outstanding principal and accrued interest on the Note.

        On  March  28, 1996, the Partnership purchased  a  40.75%
interest  in  a  Garden Ridge retail store  in  Pineville,  North
Carolina for $3,615,378.  The property is leased to Garden  Ridge
L.P. under a Lease Agreement with a primary term of 20 years  and
annual  rental payments of $383,973.  The remaining  interest  in
the  property was purchased by AEI Net Lease Income & Growth Fund
XX  Limited Partnership and AEI Income & Growth Fund XXI  Limited
Partnership, affiliates of the Partnership.

        On  December 18, 1997, the Partnership purchased a  Party
City  retail  store in Gainesville, Georgia for $1,435,309.   The
property is leased to Party City of Atlanta, Inc. under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments of $150,752.

ITEM 1.   DESCRIPTION OF BUSINESS. (Continued)

        On  December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889.  The
land  is leased to Champps Entertainment, Inc. (Champps) under  a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $25,332.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under  which  the Partnership will  advance  funds  to
Champps for the construction of a Champps Americana restaurant on
the  site.   Through  December  31,  1997,  the  Partnership  had
advanced  $43,208  for the construction of the property  and  was
charging  interest  on  the  advances  at  a  rate  of  7%.   The
Partnership's  share of the total purchase price,  including  the
cost  of  the land, will be approximately $1,077,750.  After  the
construction is complete, the Lease Agreement will be amended  to
require  annual rental payments of approximately  $113,000.   The
remaining interests in the property are owned by AEI Real  Estate
Fund  XV  Limited Partnership, AEI Real Estate Fund XVII  Limited
Partnership  and AEI Real Estate Fund XVIII Limited  Partnership,
affiliates of the Partnership.

         In  January,  1998,  the  Partnership  entered  into  an
agreement  to purchase a 40% interest in a Tumbleweed  restaurant
in  Chillicothe, Ohio.  The purchase price will be  approximately
$542,800.  The property will be leased to Tumbleweed, LLC under a
Lease Agreement with a primary term of 15 years and annual rental
payments of approximately $55,600.

        In  August, 1995, the lessee of the three Red Line Burger
and  two  Rally's  properties filed  for  reorganization.   After
reviewing  the  operating results of the lessee, the  Partnership
agreed to amend the Leases of the two Rally's properties and  one
Red  Line  Burger  property.  Effective  December  1,  1995,  the
Partnership  amended the Leases to reduce the  annual  base  rent
from $43,742 to $15,000 for each property.  The Partnership could
receive  additional  rent in the future equal  to  6.75%  of  the
amount  by  which gross receipts exceed $275,000.  In  1997,  the
reorganization plan confirmed one Red Line Lease and rejected the
other  two  Leases.   In addition, the plan allowed  the  Rally's
properties  to be sold and on February 14, 1997, the  Partnership
received net sale proceeds of $500,000, which resulted in  a  net
gain  of  $16,092.   The lessee has agreed to  pay  certain  pre-
petition  and  post-petition  rents  due  of  $147,838  and   the
Partnership's   related  administrative   and   legal   expenses.
However,  due  to the uncertainty of collection, the  Partnership
has  not  accrued  any  of these amounts for financial  reporting
purposes.

       The Partnership is negotiating to re-lease or sell the two
Red  Line  Burger  properties  in Houston,  Texas.   Due  to  the
rejection  of  the  Leases,  $82,563 of  pre-petition  and  post-
petition rent related to the two properties will not be collected
by the Partnership.  These amounts were not accrued for financial
reporting purposes.  Due to the limited market for this  type  of
building,  the  Partnership,  in  the  fourth  quarter  of  1997,
recorded  a real estate impairment on the three Red Line  Burgers
of  $715,384, which equaled  the net book value of the properties
at  December 31, 1997.  The charge was recorded against the  cost
of the buildings and equipment.

        On  December 21, 1995, the Partnership purchased a  33.0%
interest  in a Media Play retail store in Apple Valley, Minnesota
for  $1,389,367.  The property was leased to The Musicland Group,
Inc.  (MGI)  under a Lease Agreement with a primary  term  of  18
years  and  annual  rental payments of $135,482.   The  remaining
interest  in  the property was purchased by AEI Income  &  Growth
Fund  XXI  Limited Partnership and AEI Net Lease Income &  Growth
Fund XX Limited Partnership, affiliates of the Partnership.

ITEM 1.   DESCRIPTION OF BUSINESS. (Continued)

        In  December,  1996, the Partnership and MGI  reached  an
agreement  in  which  MGI would buy out and terminate  the  Lease
Agreement  by  making a payment of $800,000, which was  equal  to
approximately two years' rent.  The Partnership's share  of  such
payment  was  $264,000.   Under the Agreement,  MGI  remained  in
possession  of the property and performed all of its  obligations
under  the net lease agreement through January 31, 1997 at  which
time it vacated the property and made it available for re-let  to
another  tenant.   MGI  was responsible for all  maintenance  and
management  costs of the property through January 31, 1997  after
which  date the Partnership became responsible for its  share  of
expenses associated with the property until it is re-let or sold.
A  specialist in commercial property leasing has been retained to
locate a new tenant for the property.

        As  of  December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Partnership's  interest  in  the  Media  Play  was  approximately
$726,000.   In the fourth quarter of 1997, a charge to operations
for  real estate impairment of $595,100 was recognized, which  is
the  difference between the book value at December  31,  1997  of
$1,321,100  and  the  estimated market value  of  $726,000.   The
charge  was  recorded against the cost of the land, building  and
equipment.

Major Tenants

        During  1997,  five  of  the Partnership's  lessees  each
contributed  more  than  ten percent of the  Partnership's  total
rental  revenue.  The major tenants in aggregate contributed  82%
of  the  Partnership's  total rental  revenue  in  1997.   It  is
anticipated  that, based on the minimum rental payments  required
under  the  leases, each major tenant will continue to contribute
more  than ten percent of the Partnership's total rental  revenue
in  1998  and future years.  In addition, four business concepts,
Taco  Cabana, Denny's and Applebee's restaurants and Garden Ridge
retail  store,  each accounted for more than ten percent  of  the
Partnership's   total  rental  revenue  during   1997.    It   is
anticipated that these business concepts will continue to account
for  more  than  ten  percent of the Partnership's  total  rental
revenue  in  1998 and future years.  Any failure of  these  major
tenants   or  business  concepts  could  materially  affect   the
Partnership's net income and cash distributions.

Competition

        The  Partnership is a minor factor in the commercial real
estate  business.   There are numerous entities  engaged  in  the
commercial  real  estate  business which have  greater  financial
resources  than  the  Partnership.  At the time  the  Partnership
elects to dispose of its properties, the Partnership will  be  in
competition  with other persons and entities to find  buyers  for
its properties.

Employees

        The  Partnership  has  no direct  employees.   Management
services   are  performed  for  the  Partnership  by   AEI   Fund
Management, Inc., an affiliate of AFM.

Year 2000

        AEI  Fund  Management, Inc. (AEI) performs all management
services  for  the Partnership.  AEI is currently  analyzing  its
computer hardware and software systems to determine what, if any,
resources  need to be dedicated regarding Year 2000 issues.   The
Partnership  does  not  anticipate  any  significant  operational
impact  or  incurring material costs as a result of AEI  becoming
Year 2000 compliant.

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

        The  Partnership's investment objectives were to  acquire
existing or newly-developed commercial properties throughout  the
United  States that offer the potential for (i) preservation  and
protection  of  the  Partnership's capital; (ii)  partially  tax-
deferred  cash distributions from operations which  may  increase
through  rent  participation clauses or mandated rent  increases;
and  (iii) long-term capital gains through appreciation in  value
of   the  Partnership's  properties  realized  upon  sale.    The
Partnership  does not have a policy, and there is no  limitation,
as  to the amount or percentage of assets that may be invested in
any  one  property.  However, to the extent possible, the General
Partners  attempt  to  diversify the type  and  location  of  the
Partnership's properties.

Description of Properties

        The  Partnership's properties are all commercial,  single
tenant  buildings.  The properties were acquired on  a  debt-free
basis  and are leased to various tenants under triple net leases,
which  are classified as operating leases.  The Partnership holds
an undivided fee simple interest in the properties.

        The  Partnership's properties are subject to the  general
competitive conditions incident to the ownership of single tenant
investment  real estate.  Since each property is leased  under  a
long-term   lease,   there  is  little  competition   until   the
Partnership  decides to sell the property.   At  this  time,  the
Partnership will be competing with other real estate  owners,  on
both a national and local level, in attempting to find buyers for
the   properties.   In  the  event  of  a  tenant  default,   the
Partnership would be competing with other real estate owners, who
have  property vacancies, to attract a new tenant  to  lease  the
property.   The Partnership's tenants operate in industries  that
are  very  competitive and can be affected  by  factors  such  as
changes  in regional or local economies, seasonality and  changes
in consumer preference.

        The  following table is a summary of the properties  that
the Partnership acquired and owned as of December 31, 1997.

                               Total Property               Annual    Annual
                     Purchase   Acquisition                 Lease     Rent Per
Property               Date        Costs         Lessee     Payment   Sq. Ft.

Taco Cabana Restaurant
 Houston, TX                                  Texas Taco
 (38.2362%)          7/31/91  $  547,322      Cabana L.P.   $ 79,570    $77.07

Taco Cabana Restaurant                        Texas Taco
 San Antonio, TX     3/16/92  $1,147,274      Cabana L.P.   $179,503    $65.99

Taco Cabana Restaurant
 Waco, TX                                     Texas Taco
 (2.4058%)            5/1/92  $   19,720      Cabana L.P.   $  2,779    $42.79

Applebee's Restaurant
 Aurora, CO                                      RCI
 (3.3979%)          12/22/92  $   44,782      West, Inc.    $  6,051    $38.78

Red Line Burgers Restaurant
 Houston, TX         2/16/93  $  299,531         (1)


ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

                              Total Property                Annual     Annual
                     Purchase   Acquisition                 Lease      Rent Per
Property               Date        Costs         Lessee     Payment    Sq. Ft.

Red Line Burgers Restaurant
 Houston, TX          2/16/93  $  303,629          (1)

Red Line Burgers Restaurant                   Red Line
 Corpus Christi, TX    4/2/93  $  280,378   Burgers, Inc.   $ 15,000    $25.86

Applebee's Restaurant                         Gourmet
 Crestwood, MO        4/14/93  $  803,418   Systems, Inc.   $109,161    $21.77

Applebee's Restaurant
 Crestview Hills, KY                          Thomas
 (1.1054%)            6/15/93  $   14,039  and King, Inc.   $  1,900    $31.55

HomeTown Buffet Restaurant
 Tucson, AZ                                     JB's
 (47.4415%)           6/16/93  $  610,755 Restaurants, Inc. $ 80,960    $17.75

                                         Southland Restaurant
Applebee's Restaurant                         Development
 Covington, LA        6/23/93  $1,099,085   Company, L.L.C  $158,685    $28.98

Applebee's Restaurant
 Temple Terrace, FL                       Casual Restaurant
 (9.0963%)            10/1/93  $   96,262 Concepts II, Inc. $ 13,867    $32.85

Applebee's Restaurant                        Pacific Apple
 Beaverton, OR        12/2/93  $1,760,079    Oregon, Inc.   $229,644    $45.93

Denny's                                     Apple Investment
 Apple Valley, CA      5/2/94  $1,177,655     Group, Inc.   $165,059    $31.84

Media Play Retail Store
 Apple Valley, MN
 (33.0%)             12/21/95  $1,389,367       (1)

Garden Ridge Retail Store
 Pineville, NC                                 Garden
 (40.75%)             3/28/96  $3,615,378     Ridge L.P.   $383,974     $ 6.67

Party City Retail Store                     Party City of
 Gainesville, GA     12/18/97  $1,435,309   Atlanta, Inc.  $150,752     $14.32


ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

                               Total Property               Annual     Annual
                     Purchase   Acquisition                 Lease      Rent Per
Property               Date        Costs         Lessee     Payment    Sq. Ft.

Champps
Americana Restaurant
 Troy, MI                                       Champps
 (land only) (2)                             Entertainment,
 (23.95%)            12/23/97  $  361,889         Inc.     $ 25,332     $  .96


(1)    The property is vacant and listed for sale or lease.
(2)    Restaurant is under construction as of December 31, 1997.

        The  properties  listed above with  a  partial  ownership
percentage  are  owned with affiliates of the Partnership  and/or
unrelated  third  parties.  The remaining interest  in  the  Taco
Cabana  restaurant in Houston, Texas is owned by AEI Real  Estate
Fund  86-A Limited Partnership.  The remaining interests  in  the
Applebee's  restaurant  in  Aurora, Colorado  are  owned  by  AEI
Institutional   Net  Lease  Fund  '93  Limited  Partnership   and
unrelated third parties.  The remaining interests in the HomeTown
Buffet restaurant are owned by AEI Real Estate Fund XVIII and AEI
Institutional  Net  Lease Fund '93 Limited  Partnerships  and  an
unrelated third party.  The remaining interests in the Media Play
and  Garden Ridge retail stores are owned by AEI Net Lease Income
&  Growth  Fund  XX  and  AEI Income & Growth  Fund  XXI  Limited
Partnerships.   The remaining interests in the Champps  Americana
restaurant  are  owned  by  AEI  Real  Estate  Fund  XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited  Partnership  and
AEI  Real  Estate Fund XVIII Limited Partnership.  The  remaining
interests in the Taco Cabana restaurant in Waco, Texas,  and  the
Applebee's  restaurants in Crestview Hills, Kentucky  and  Temple
Terrace, Florida are owned by unrelated third parties.

        The Partnership accounts for properties owned as tenants-
in-common  with  affiliated Partnerships and/or  unrelated  third
parties  using  the  proportionate  consolidation  method.   Each
tenant-in-common  owns  a  separate, undivided  interest  in  the
properties.   Any  tenant-in-common that holds more  than  a  50%
interest  does  not control decisions over the  other  tenant-in-
common  interests.   The financial statements reflect  only  this
Partnership's percentage share of the properties' land,  building
and equipment, liabilities, revenues and expenses.

        The  initial Lease terms are for 20 years except for  the
Taco Cabana restaurants, the Party City retail store and the  Red
Line  restaurant in Corpus Christi, Texas, which have lease terms
of 15 years.  The Leases contain renewal options which may extend
the Lease term an additional 15 years, except for the Taco Cabana
restaurants,  the Applebee's restaurants in Aurora, Colorado  and
Temple Terrace, Florida, the Denny's restaurant, and the HomeTown
Buffet restaurant which have renewal options that may extend  the
Lease  term  an additional 10 years and the Garden  Ridge  retail
store which has renewal options that may extend the Lease term an
additional 25 years.

       Pursuant to the Lease Agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The General Partners believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Partnership's operations.

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

         For  tax  purposes,  the  Partnership's  properties  are
depreciated  under the Modified Accelerated Cost Recovery  System
(MACRS).  The largest depreciable component of a property is  the
building  which  is depreciated, using the straight-line  method,
over either 31.5 years or 39 years, depending on the date when it
was placed in service.  The remaining depreciable components of a
property  are personal property and land improvements  which  are
depreciated,  using an accelerated method, over 5 and  15  years,
respectively.  Since the Partnership has tax-exempt Partners, the
Partnership is subject to the rules of Section 168(h)(6)  of  the
Internal  Revenue  Code  which  requires  a  percentage  of   the
properties' depreciable components to be depreciated over  longer
lives using the straight-line method.  In general the federal tax
basis of the properties for tax depreciation purposes is the same
as the basis for book depreciation purposes except for properties
whose  book  value was reduced by a real estate  impairment  loss
pursuant  to  Financial Accounting Standards Board Statement  No.
121, "Accounting for the Impairment of Long-Lived Assets and  for
Long-Lived Assets to be Disposed of."  The real estate impairment
loss,  which was recorded against the book cost of the  land  and
depreciable property, was not recognized for tax purposes.

        During the last five years or since the date of purchase,
if  purchased  after December 31, 1992, all properties  were  100
percent occupied except for the Media Play retail store which was
100  percent occupied until January, 1997 and the Red Line Burger
restaurants  in  Houston, Texas  which were 100%  occupied  until
January, 1997.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

       None.


                             PART II

ITEM 5.   MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
          RELATED SECURITY HOLDER MATTERS.

        As  of  December  31, 1997, there were 1,482  holders  of
record  of the registrant's Limited Partnership Units.  There  is
no  other  class  of  security outstanding  or  authorized.   The
registrant's  Units  are  not a traded security  in  any  market.
However, the Partnership may purchase Units from Limited Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

       During 1997, six Limited Partners redeemed a total of 40.6
Partnership  Units for $30,614 in accordance with the Partnership
Agreement.   In  prior  years, a total of  ten  Limited  Partners
redeemed  136.7 Partnership Units for $108,611.  The  redemptions
increase  the remaining Limited Partners' ownership  interest  in
the Partnership.

ITEM 5.   MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
          RELATED SECURITY HOLDER MATTERS.  (Continued)

       Cash distributions of $16,967 and $18,433 were made to the
General Partners and $1,649,163 and $1,741,754 were made  to  the
Limited   Partners   in   1997  and  1996,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

        As  part  of the Limited Partner distributions  discussed
above,  the  Partnership  distributed $244,558  and  $120,244  of
proceeds from property sales in 1997 and 1996, respectively.  The
distributions  reduced  the  Limited Partners'  Adjusted  Capital
Contributions.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

Results of Operations

        For  the  years  ended December 31, 1997  and  1996,  the
Partnership   recognized   rental  income   of   $1,443,613   and
$1,836,611,   respectively.   During  the   same   periods,   the
Partnership  earned investment income of $348,986  and  $287,931,
respectively.  In 1997, rental income decreased, when compared to
1996, due to the restructuring of the Media Play property and the
Rally's/Red Line Burger situation discussed below.  In 1997,  the
Partnership  received $124,191 and $4,633 less  in  monthly  rent
from  the two lessees, respectively.  In addition, in the  fourth
quarter  of  1996,  the Partnership received a Lease  termination
payment  of  $264,000  from  the Media  Play  lessee,  which  was
recognized  as  rent  in  1996.   Rental  income  also  decreased
$167,236  as a result of property sales in 1997 and 1996.   These
decreases  were partially offset by additional rental  income  of
$98,151  received from three property acquisitions  in  1997  and
1996 and rent increases on eight properties, which resulted in  a
$68,911  increase in rental income in 1997.  In 1997,  additional
investment  income was earned on the net proceeds  from  property
sales.

        In  August, 1995, the lessee of the three Red Line Burger
and  two  Rally's  properties filed  for  reorganization.   After
reviewing  the  operating results of the lessee, the  Partnership
agreed to amend the Leases of the two Rally's properties and  one
Red  Line  Burger  property.  Effective  December  1,  1995,  the
Partnership  amended the Leases to reduce the  annual  base  rent
from $43,742 to $15,000 for each property.  The Partnership could
receive  additional  rent in the future equal  to  6.75%  of  the
amount  by  which gross receipts exceed $275,000.  In  1997,  the
reorganization plan confirmed one Red Line Lease and rejected the
other  two  Leases.   In addition, the plan allowed  the  Rally's
properties  to be sold and on February 14, 1997, the  Partnership
received net sale proceeds of $500,000, which resulted in  a  net
gain  of  $16,092.   The lessee has agreed to  pay  certain  pre-
petition  and  post-petition  rents  due  of  $147,838  and   the
Partnership's   related  administrative   and   legal   expenses.
However,  due  to the uncertainty of collection, the  Partnership
has  not  accrued  any  of these amounts for financial  reporting
purposes.

       The Partnership is negotiating to re-lease or sell the two
Red  Line  Burger  properties  in Houston,  Texas.   Due  to  the
rejection  of  the  Leases,  $82,563 of  pre-petition  and  post-
petition rent related to the two properties will not be collected
by the Partnership.  These amounts were not accrued for financial
reporting purposes.  Due to the limited market for this  type  of
building,  the  Partnership,  in  the  fourth  quarter  of  1997,
recorded  a real estate impairment on the three Red Line  Burgers
of  $715,384, which equalled the net book value of the properties
at  December 31, 1997.  The charge was recorded against the  cost
of the buildings and equipment.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        Musicland Group, Inc. (MGI), the lessee of the Media Play
retail  store  in  Apple Valley, Minnesota experienced  financial
difficulties and was aggressively restructuring its organization.
As  part of the restructuring, the Partnership and MGI reached an
agreement  in  December, 1996 in which  MGI  would  buy  out  and
terminate  the Lease Agreement by making a payment  of  $800,000,
which   is   equal  to  approximately  two  years'   rent.    The
Partnership's  share  of such payment was  $264,000.   Under  the
Agreement,  MGI  remained  in  possession  of  the  property  and
performed  all  of its obligations under the net lease  agreement
through  January 31, 1997 at which time it vacated  the  property
and  made  it  available for re-let to another tenant.   MGI  was
responsible  for  all  maintenance and management  costs  of  the
property   through  January  31,  1997  after  which   date   the
Partnership   became  responsible  for  its  share  of   expenses
associated  with  the property until it is  re-let  or  sold.   A
specialist  in commercial property leasing has been  retained  to
locate a new tenant for the property.

        As  of  December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Partnership's  interest  in  the  Media  Play  was  approximately
$726,000.   In the fourth quarter of 1997, a charge to operations
for  real estate impairment of $595,100 was recognized, which  is
the  difference between the book value at December  31,  1997  of
$1,321,100  and  the  estimated market value  of  $726,000.   The
charge  was  recorded against the cost of the land, building  and
equipment.

        During  the years ended December 31, 1997 and  1996,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $235,568 and $231,105, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements  and correspondence to the Limited Partners.  During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of $124,685 and $121,486, respectively.  These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

       As of December 31, 1997, the Partnership's annualized cash
distribution  rate  was  7.5%,  based  on  the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners are subordinated to the Limited Partners as required  in
the Partnership Agreement.  As a result, 99% of distributions and
income  were allocated to Limited Partners and 1% to the  General
Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   It is expected that increases in sales  volumes  of
the  tenants due to inflation and real sales growth, will  result
in  an  increase  in rental income over the term of  the  leases.
Inflation  also  may  cause  the  Partnership's  real  estate  to
appreciate in value.  However, inflation and changing prices  may
also  have  an  adverse impact on the operating  margins  of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.

        AEI  Fund  Management, Inc. (AEI) performs all management
services  for  the Partnership.  AEI is currently  analyzing  its
computer hardware and software systems to determine what, if any,
resources  need to be dedicated regarding Year 2000 issues.   The
Partnership  does  not  anticipate  any  significant  operational
impact  or  incurring material costs as a result of AEI  becoming
Year 2000 compliant.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Liquidity and Capital Resources

        During  1997,  the Partnership's cash balances  decreased
$864,608  as  a  result  of  cash  used  to  purchase  additional
properties  and  distributions made in excess of  cash  generated
from  operating  activities, which was partially offset  by  cash
generated  from  the  sale of property.   Net  cash  provided  by
operating  activities  decreased  from  $1,929,889  in  1996   to
$1,423,151 in 1997 mainly as the result of a decrease  in  income
in  1997 and net timing differences in the collection of payments
from the lessees and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the sale of real estate.  In 1997 and 1996, the Partnership
generated cash flow from the sale of real estate of $675,838  and
$1,316,279,   respectively.   During  the   same   periods,   the
Partnership expended $1,860,595 and $3,588,237, respectively,  to
invest in real properties (inclusive of acquisition expenses)  as
the Partnership continued to reinvest the cash generated from the
property sales.

        Through  December 31, 1997, the Partnership sold 90.9037%
of the Applebee's restaurant in Temple Terrace, Florida, in seven
separate   transactions   to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,296,015  which
resulted  in  a total net gain of $369,433.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$961,992 and $35,410, respectively.  For the years ended December
31,  1997  and  1996,  the  net gain was  $61,611  and  $102,408,
respectively.

        Through  December 31, 1996, the Partnership sold 98.8946%
of  the  Applebee's restaurant in Crestview Hills,  Kentucky,  in
nine  separate  transactions  to unrelated  third  parties.   The
Partnership received total net sale proceeds of $1,627,539  which
resulted  in  a total net gain of $436,533.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,256,017  and  $65,011,  respectively.   For  the  year   ended
December 31, 1996, the net gain was $162,457.

       On April 5, 1996, the Partnership sold a 12.7585% interest
in  the  HomeTown  Buffet restaurant in  Tucson,  Arizona  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $201,357 which resulted in a net gain  of  $44,259.
The  total  cost  and  related accumulated  depreciation  of  the
interest sold was $164,251 and $7,153, respectively.

       The Partnership owns a 2.4058% interest in the Taco Cabana
restaurant  in Waco, Texas.  Prior to 1996, the Partnership  sold
97.5942% of the property to unrelated third parties, who own  the
property with the Partnership as tenants-in-common.

        On November 6, 1996, the Partnership sold the Taco Cabana
restaurant in Round Rock, Texas to an unrelated third party.  The
Partnership  recognized  net  sale proceeds  of  $963,049,  which
resulted  in a net gain of $262,803.  The total cost and  related
accumulated  depreciation was $749,710 and $49,464, respectively.
As  part  of  the net sale proceeds, the Partnership  received  a
Promissory Note for $660,000.  The Note bears interest  at  a  9%
rate.    On   March  27,  1997,  the  Partnership  received   the
outstanding principal and accrued interest on the Note.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       During 1997 and 1996, the Partnership distributed $247,028
and  $121,458 of the net sale proceeds to the Limited and General
Partners  as part of their regular quarterly distributions  which
represented  a return of capital of $11.63 and $5.69 per  Limited
Partnership Unit, respectively.  The remaining net sale  proceeds
will either be reinvested in additional properties or distributed
to the Partners in the future.

        On  March  28, 1996, the Partnership purchased  a  40.75%
interest  in  a  Garden Ridge retail store  in  Pineville,  North
Carolina for $3,615,378.  The property is leased to Garden  Ridge
L.P. under a Lease Agreement with a primary term of 20 years  and
annual  rental payments of $383,973.  The remaining  interest  in
the  property was purchased by AEI Net Lease Income & Growth Fund
XX  Limited Partnership and AEI Income & Growth Fund XXI  Limited
Partnership, affiliates of the Partnership.

        On  December 18, 1997, the Partnership purchased a  Party
City  retail  store in Gainesville, Georgia for $1,435,309.   The
property is leased to Party City of Atlanta, Inc. under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments of $150,752.

        On  December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889.  The
land  is leased to Champps Entertainment, Inc. (Champps) under  a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $25,332.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under  which  the Partnership will  advance  funds  to
Champps for the construction of a Champps Americana restaurant on
the  site.   Through  December  31,  1997,  the  Partnership  had
advanced  $43,208  for the construction of the property  and  was
charging  interest  on  the  advances  at  a  rate  of  7%.   The
Partnership's  share of the total purchase price,  including  the
cost  of  the land, will be approximately $1,077,750.  After  the
construction is complete, the Lease Agreement will be amended  to
require  annual rental payments of approximately  $113,000.   The
remaining interests in the property are owned by AEI Real  Estate
Fund  XV  Limited Partnership, AEI Real Estate Fund XVII  Limited
Partnership  and AEI Real Estate Fund XVIII Limited  Partnership,
affiliates of the Partnership.

         In  January,  1998,  the  Partnership  entered  into  an
agreement  to purchase a 40% interest in a Tumbleweed  restaurant
in  Chillicothe, Ohio.  The purchase price will be  approximately
$542,800.  The property will be leased to Tumbleweed, LLC under a
Lease Agreement with a primary term of 15 years and annual rental
payments of approximately $55,600.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.   In  1996, the Partnership made distributions at  an  8.5%
rate   which  resulted  in  distributions  to  the  Partners   of
$1,759,347.  Effective October 1,1997, the distribution rate  was
reduced to 7.50%.  In addition, the 1997 redemption payments were
funded  with  cash that normally would be paid  as  part  of  the
regular quarterly distributions.  As a result, 1997 distributions
to the Partnership were $1,665,821.

        The  Partnership may acquire Units from Limited  Partners
who  have tendered their Units to the Partnership. Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        During,  1997, six Limited Partners redeemed a  total  of
40.6  Partnership  Units  for  $30,614  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using Net Cash Flow from operations.  In prior years, a total  of
ten   Limited  Partners  redeemed  136.7  Partnership  Units  for
$108,611.    The  redemptions  increase  the  remaining   Limited
Partners' ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash generated from the property sales, should be  adequate
to  fund  continuing  distributions and  meet  other  Partnership
obligations on both a short-term and long-term basis.

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

<bullet>  Market  and economic conditions which affect the  value
          of  the  properties the Partnership owns and  the  cash
          from rental income such properties generate;

<bullet>  the  federal income tax consequences of rental  income,
          deductions,  gain  on  sales and other  items  and  the
          affects of these consequences for investors;

<bullet>  resolution  by  the General Partners of conflicts  with
          which they may be confronted;

<bullet>  the   success  of  the  General  Partners  of  locating
          properties with favorable risk return characteristics;

<bullet>  the effect of tenant defaults; and

<bullet>  the condition of the industries in which the tenants of
          properties owned by the Partnership operate.


ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.






   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Auditors

Balance Sheet as of December 31, 1997 and 1996

Statements for the Years Ended December 31, 1997 and 1996:

     Operations

     Cash Flows

     Changes in Partners' Capital

Notes to Financial Statements







                 REPORT OF INDEPENDENT AUDITORS





To the Partners:
AEI Net Lease Income & Growth Fund XIX Limited Partnership
St. Paul, Minnesota







      We  have audited the accompanying balance sheet of AEI  NET
LEASE  INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP (a  Minnesota
limited  partnership) as of December 31, 1997 and  1996  and  the
related  statements  of operations, cash  flows  and  changes  in
partners'  capital  for  the years then ended.   These  financial
statements   are   the   responsibility  of   the   Partnership's
management.  Our responsibility is to express an opinion on these
financial statements based on our audits.

      We  conducted  our  audits  in  accordance  with  generally
accepted auditing standards. Those standards require that we plan
and  perform  the  audit  to  obtain reasonable  assurance  about
whether   the   financial  statements  are   free   of   material
misstatement.   An  audit includes examining, on  a  test  basis,
evidence  supporting the amounts and disclosures in the financial
statements.   An  audit  also includes assessing  the  accounting
principles used and significant estimates made by management,  as
well  as evaluating the overall financial statement presentation.
We  believe  that our audits provide a reasonable basis  for  our
opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI Net Lease Income & Growth Fund XIX Limited Partnership as
of  December 31, 1997 and 1996, and the results of its operations
and  its cash flows for the years then ended, in conformity  with
generally accepted accounting principles.





Minneapolis,  Minnesota            Boulay, Heutmaker, Zibell & Co. P.L.L.P.
February 4, 1998                   Certified Public Accountants


<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS

                                                        1997           1996

CURRENT ASSETS:
  Cash and Cash Equivalents                        $ 1,613,175     $ 2,477,783
  Receivables                                           40,876          17,842
  Current Portion of Long-Term Notes Receivable         32,496          69,049
                                                    -----------     -----------
      Total Current Assets                           1,686,547       2,564,674
                                                    -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                               5,198,411       4,435,197
  Buildings and Equipment                            8,496,976       9,459,091
  Construction in Progress                              43,208               0
  Property Acquisition Costs                            49,230          29,041
  Accumulated Depreciation                          (1,106,715)       (881,049)
                                                    -----------     -----------
      Net Investments in Real Estate                12,681,110      13,042,280
                                                    -----------     -----------
OTHER ASSETS:
    Long-Term Notes Receivable -
       Net of Current Portion                        1,460,299       2,100,919
                                                    -----------     -----------
         Total Assets                              $15,827,956     $17,707,873
                                                    ===========     ===========


                         LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.             $    51,256     $    37,417
  Distributions Payable                                337,626         421,057
                                                    -----------     -----------
      Total Current Liabilities                        388,882         458,474
                                                    -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                     (27,166)         (7,927)
  Limited Partners, $1,000 Unit Value;
   30,000 Units authorized; 21,152 Units issued;
   20,975 and 21,015 Units outstanding in
   1997 and 1996, respectively                      15,466,240      17,257,326
                                                    -----------     -----------
     Total Partners' Capital                        15,439,074      17,249,399
                                                    -----------     -----------
       Total Liabilities and Partners' Capital     $15,827,956     $17,707,873
                                                    ===========     ===========


 The accompanying notes to financial statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                     STATEMENT OF OPERATIONS

                 FOR THE YEARS ENDED DECEMBER 31


                                                        1997           1996

INCOME:
  Rent                                              $ 1,443,613    $ 1,836,611
  Investment Income                                     348,986        287,931
                                                     -----------    -----------
      Total Income                                    1,792,599      2,124,542
                                                     -----------    -----------

EXPENSES:
  Partnership Administration - Affiliates               235,568        231,105
  Partnership Administration and Property
     Management - Unrelated Parties                     124,685        121,486
  Depreciation                                          313,146        340,721
  Real Estate Impairment                              1,310,484              0
                                                     -----------    -----------
      Total Expenses                                  1,983,883        693,312
                                                     -----------    -----------

OPERATING INCOME (LOSS)                                (191,284)     1,431,230

GAIN ON SALE OF REAL ESTATE                              77,703        571,927
                                                     -----------    -----------
NET INCOME (LOSS)                                   $  (113,581)   $ 2,003,157
                                                     ===========    ===========

NET INCOME (LOSS) ALLOCATED:
  General Partners                                  $    (2,272)   $    20,032
  Limited Partners                                     (111,309)     1,983,125
                                                     -----------    -----------
                                                    $  (113,581)   $ 2,003,157
                                                     ===========    ===========

NET INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT
 (21,005 and 21,095 weighted average Units
 outstanding in 1997 and 1996, respectively.)       $     (5.30)   $     94.01
                                                     ===========    ===========


 The accompanying notes to financial statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

                 FOR THE YEARS ENDED DECEMBER 31

                                                          1997         1996
CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income (Loss)                                  $  (113,581)  $ 2,003,157

  Adjustments To Reconcile Net Income (Loss)
  To Net Cash Provided By Operating Activities:
     Depreciation                                        313,146       340,721
     Real Estate Impairment                            1,310,484             0
     Gain on Sale of Real Estate                         (77,703)     (571,927)
     (Increase) Decrease in Receivables                  (23,034)      222,769
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                         13,839       (64,831)
                                                      -----------   -----------
       Total Adjustments                               1,536,732       (73,268)
                                                      -----------   -----------
       Net Cash Provided By
           Operating Activities                        1,423,151     1,929,889
                                                      -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                          (1,860,595)   (3,588,237)
  Proceeds from Sale of Real Estate                      675,838     1,316,279
  Payments Received on Long-Term Notes Receivable        677,173        38,857
                                                      -----------   -----------
       Net Cash Used For
           Investing Activities                         (507,584)   (2,233,101)
                                                      -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Decrease in Distributions Payable                      (83,431)      (78,049)
  Distributions to Partners                           (1,665,821)   (1,759,347)
  Redemption Payments                                    (30,923)      (83,985)
                                                      -----------   -----------
       Net Cash Used For
           Financing Activities                       (1,780,175)   (1,921,381)
                                                      -----------   -----------
NET DECREASE IN CASH AND CASH EQUIVALENTS               (864,608)   (2,224,593)

CASH AND CASH EQUIVALENTS, beginning of period         2,477,783     4,702,376
                                                      -----------   -----------
CASH AND CASH EQUIVALENTS, end of period             $ 1,613,175   $ 2,477,783
                                                      ===========   ===========
SUPPLEMENTAL SCHEDULE OF NONCASH
   INVESTING AND FINANCING ACTIVITIES:

   Note Receivable Acquired in Sale of Property      $         0   $   660,000
                                                      ===========   ===========
   Reclassification of minority interest and
    investments in real estate due to use of
    the proportionate consolidation  method          $         0   $ 3,357,202
                                                      ===========   ===========

 The accompanying notes to financial statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                 FOR THE YEARS ENDED DECEMBER 31


                                                                      Limited
                                                                   Partnership
                              General      Limited                    Units
                              Partners     Partners     Total      Outstanding


BALANCE, December 31, 1995  $ (9,526)   $17,099,100   $17,089,574    21,121.43

  Distributions              (17,593)    (1,741,754)   (1,759,347)

  Redemption Payments           (840)       (83,145)      (83,985)     (106.20)

  Net Income                  20,032      1,983,125     2,003,157
                             --------    -----------   -----------  -----------
BALANCE, December 31, 1996    (7,927)    17,257,326    17,249,399    21,015.23

  Distributions              (16,658)    (1,649,163)   (1,665,821)

  Redemption Payments           (309)       (30,614)      (30,923)      (40.60)

  Net Loss                    (2,272)      (111,309)     (113,581)
                            ---------    -----------   -----------  -----------
BALANCE, December 31, 1997 $ (27,166)   $15,466,240   $15,439,074    20,974.63
                            =========    ===========   ===========  ===========



 The accompanying notes to financial statements are an integral
                     part of this statement.
</PAGE>


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(1)  Organization -

     AEI  Net  Lease Income & Growth Fund XIX Limited Partnership
     (Partnership)  was  formed to acquire and  lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed by AEI Fund  Management  XIX,  Inc.
     (AFM),  the  Managing  General Partner of  the  Partnership.
     Robert  P.  Johnson, the President and sole  shareholder  of
     AFM,  serves  as  the  Individual  General  Partner  of  the
     Partnership.  An affiliate of AFM, AEI Fund Management, Inc.
     (AEI)  performs  the administrative and operating  functions
     for the Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  May  31,   1991   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)  were  accepted.   The  Partnership's  offering
     terminated  February  5,  1993 when  the  extended  offering
     period expired.  The Partnership received subscriptions  for
     21,151.928 Limited Partnership Units ($21,151,928).

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $21,151,928, and $1,000, respectively.  During the operation
     of the Partnership, any Net Cash Flow, as defined, which the
     General Partners determine to distribute will be distributed
     90% to the Limited Partners and 10% to the General Partners;
     provided,  however, that such distributions to  the  General
     Partners will be subordinated to the Limited Partners  first
     receiving an annual, noncumulative distribution of Net  Cash
     Flow equal to 10% of their Adjusted Capital Contribution, as
     defined,  and, provided further, that in no event  will  the
     General Partners receive less than 1% of such Net Cash  Flow
     per  annum.  Distributions to Limited Partners will be  made
     pro rata by Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of the Partnership's properties which the  General
     Partners determine to distribute will, after provisions  for
     debts  and  reserves, be paid in the following  manner:  (i)
     first,  99%  to the Limited Partners and 1% to  the  General
     Partners until the Limited Partners receive an amount  equal
     to:  (a)  their Adjusted Capital Contribution  plus  (b)  an
     amount  equal  to 12% of their Adjusted Capital Contribution
     per  annum, cumulative but not compounded, to the extent not
     previously  distributed  from  Net  Cash  Flow;   (ii)   any
     remaining  balance will be distributed 90%  to  the  Limited
     Partners and 10% to the General Partners.  Distributions  to
     the Limited Partners will be made pro rata by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing   or  other  disposition  of  the  Partnership's
     property,  will  be  allocated first in the  same  ratio  in
     which,  and  to the extent, Net Cash Flow is distributed  to
     the Partners for such year.  Any additional profits will  be
     allocated in the same ratio as the last dollar of  Net  Cash
     Flow  is  distributed.  Net losses from operations  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.



   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(1)  Organization - (Continued)

     For  tax purposes, profits arising from the sale, financing,
     or  other disposition of the Partnership's property will  be
     allocated  in  accordance with the Partnership Agreement  as
     follows:  (i) first, to those partners with deficit balances
     in  their capital accounts in an amount equal to the sum  of
     such  deficit  balances; (ii) second,  99%  to  the  Limited
     Partners  and 1% to the General Partners until the aggregate
     balance in the Limited Partners' capital accounts equals the
     sum  of the Limited Partners' Adjusted Capital Contributions
     plus  an  amount  equal  to 12% of  their  Adjusted  Capital
     Contributions  per annum, cumulative but not compounded,  to
     the  extent  not  previously  allocated;  (iii)  third,  the
     balance of any remaining gain will then be allocated 90%  to
     the  Limited  Partners  and  10% to  the  General  Partners.
     Losses will be allocated 98% to the Limited Partners and  2%
     to the General Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.

(2)  Summary of Significant Accounting Policies -

     Newly Issued Accounting Standards

       In   June,   1997,   Statement  of  Financial   Accounting
       Standards  No.  130 "Reporting Comprehensive  Income"  was
       approved  for  issuance for fiscal years  beginning  after
       December   15,   1997.   The  Partnership   adopted   this
       Statement  in the fourth quarter of 1997.  The  effect  of
       this  Statement  has been determined that net  income/loss
       for financial statements and comprehensive income/loss  is
       primarily the same in all material respects.

     Financial Statement Presentation

       The  accounts  of  the Partnership are maintained  on  the
       accrual  basis of accounting for both federal  income  tax
       purposes and financial reporting purposes.

     Accounting Estimates

       Management  uses  estimates and assumptions  in  preparing
       these  financial statements in accordance  with  generally
       accepted  accounting  principles.   Those  estimates   and
       assumptions may affect the reported amounts of assets  and
       liabilities,  the  disclosure  of  contingent  assets  and
       liabilities,  and  the  reported  revenues  and  expenses.
       Actual results could differ from those estimates.

       The  Partnership regularly assesses whether market  events
       and conditions indicate that it is reasonably possible  to
       recover  the carrying amounts of its investments  in  real
       estate  from  future operations and sales.   A  change  in
       those  market events and conditions could have a  material
       effect on the carrying amount of its real estate


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(2)  Summary of Significant Accounting Policies - (Continued)

     Cash Concentrations of Credit Risk

       At  times  throughout  the year,  the  Partnership's  cash
       deposited  in  financial  institutions  may  exceed   FDIC
       insurance limits.

     Statement of Cash Flows

       For  purposes  of  reporting cash  flows,  cash  and  cash
       equivalents  may include cash in checking,  cash  invested
       in   money   market  accounts,  certificates  of  deposit,
       federal  agency notes and commercial paper with a term  of
       three months or less.

     Income Taxes

       The  income or loss of the Partnership for federal  income
       tax  reporting  purposes is includable in the  income  tax
       returns of the partners.  Accordingly, no recognition  has
       been  given to income taxes in the accompanying  financial
       statements.

       The  tax  return, the qualification of the Partnership  as
       such  for  tax  purposes, and the amount of  distributable
       Partnership  income or loss are subject to examination  by
       federal   and  state  taxing  authorities.   If  such   an
       examination  results  in  changes  with  respect  to   the
       Partnership  qualification or in changes to  distributable
       Partnership  income  or loss, the taxable  income  of  the
       partners would be adjusted accordingly.

     Real Estate

       The  Partnership's real estate is leased under triple  net
       leases  classified as operating leases.   The  Partnership
       recognizes  rental revenue on the accrual basis  according
       to  the terms of the individual leases.  For leases  which
       contain  cost  of  living  increases,  the  increases  are
       recognized in the year in which they are effective.

       Real  estate is recorded at the lower of cost or estimated
       net  realizable value.  The Financial Accounting Standards
       Board  issued  Statement  No.  121,  "Accounting  for  the
       Impairment of Long-Lived Assets and for Long-Lived  Assets
       to   be   Disposed  Of"  which  was  effective   for   the
       Partnership's fiscal year ended December 31,  1996.   This
       standard  requires the Partnership to compare the carrying
       amount  of  its  properties to the estimated  future  cash
       flows  expected  to  result  from  the  property  and  its
       eventual  disposition.  If the sum of the expected  future
       cash  flows  is  less  than the  carrying  amount  of  the
       property,  the  Statement  requires  the  Partnership   to
       recognize  an impairment loss by the amount by  which  the
       carrying amount of the property exceeds the fair value  of
       the property.

       The  Partnership  has capitalized as Investments  in  Real
       Estate   certain   costs  incurred  in  the   review   and
       acquisition  of the properties.  The costs were  allocated
       to the land, buildings and equipment.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(2)  Summary of Significant Accounting Policies - (Continued)

       The   buildings  and  equipment  of  the  Partnership  are
       depreciated  using the straight-line method for  financial
       reporting purposes based on estimated useful lives  of  30
       years and 10 years, respectively.

       The  Partnership accounts for properties owned as tenants-
       in-common  with  affiliated Partnerships and/or  unrelated
       third   parties   using  the  proportionate  consolidation
       method.   Each tenant-in-common owns a separate, undivided
       interest  in  the  properties.  Any tenant-in-common  that
       holds  more than a 50% interest does not control decisions
       over  the other tenant-in-common interests.  The financial
       statements  reflect  only  this  Partnership's  percentage
       share  of  the  properties' land, building and  equipment,
       liabilities, revenues and expenses.

(3)  Related Party Transactions -

     The  Partnership owns a 38.2362% interest in a  Taco  Cabana
     restaurant in Houston, Texas.  The remaining interest in the
     property  is  owned  by AEI Real Estate  Fund  86-A  Limited
     Partnership,   an   affiliate  of  the   Partnership.    The
     Partnership  owns  a  3.3979%  interest  in  an   Applebee's
     restaurant in Aurora, Colorado.  The remaining interests  in
     this  property is owned by AEI Institutional Net Lease  Fund
     '93  Limited  Partnership, an affiliate of the  Partnership,
     and  unrelated  third  parties.   The  Partnership  owns   a
     47.4415%  interest  in  a HomeTown Buffet  restaurant.   The
     remaining interests in this property are owned by  AEI  Real
     Estate  Fund XVIII Limited Partnership and AEI Institutional
     Net  Lease Fund '93 Limited Partnership, affiliates  of  the
     Partnership, and an unrelated third party.  The  Partnership
     owns  a  33.0% interest in a Media Play retail store  and  a
     40.75%  interest  in  a  Garden  Ridge  retail  store.   The
     remaining interests in these properties are owned by AEI Net
     Lease  Income & Growth Fund XX Limited Partnership  and  AEI
     Income & Growth Fund XXI Limited Partnership, affiliates  of
     the Partnership.  The Partnership owns a 23.95% interest  in
     the  Champps Americana restaurant.  The remaining  interests
     in  this  property  are owned by AEI  Real  Estate  Fund  XV
     Limited  Partnership,  AEI  Real Estate  Fund  XVII  Limited
     Partnership   and  AEI  Real  Estate  Fund   XVIII   Limited
     Partnership, affiliates of the Partnership.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996


(3)  Related Party Transactions - (Continued)

     AEI   and  AFM  received  the  following  compensation   and
     reimbursements for costs and expenses from the Partnership:

                                        Total Incurred by the Partnership
                                         for the Years Ended December 31

                                                       1997          1996
a.AEI and AFM are reimbursed for all costs
  incurred in connection with managing the
  Partnership's operations, maintaining the
  Partnership's books and communicating
  the results of operations to the Limited
  Partners.                                        $  235,568     $  231,105
                                                    =========      =========
b.AEI and AFM are reimbursed for all direct
  expenses they have paid on the Partnership's
  behalf to third parties.  These expenses included
  printing costs, legal and filing fees, direct
  administrative costs and outside audit and
  accounting costs, taxes, insurance and other
  property costs.                                 $  124,685      $  121,486
                                                   =========       =========

c.AEI is reimbursed for all property acquisition
  costs incurred by it in acquiring properties on
  behalf of the Partnership.  The amounts are net
  of financing and commitment fees and expense
  reimbursements received by the Partnership from
  the lessees in the amount of $26,935 and $70,017
  for 1997 and 1996, respectively.               $   85,188       $   27,756
                                                  =========        =========

     The  payable  to  AEI Fund Management, Inc.  represents  the
     balance due for the services described in 3a, b and c.  This
     balance is non-interest bearing and unsecured and is  to  be
     paid in the normal course of business.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(4)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through triple net leases, which are classified as operating
     leases.  Under a triple net lease, the lessee is responsible
     for  all  real estate taxes, insurance, maintenance, repairs
     and  operating expenses of the property.  The initial  Lease
     terms   are  for  20  years  except  for  the  Taco   Cabana
     restaurants,  the Party City retail store and the  Red  Line
     restaurant in Corpus Christi, Texas, which have lease  terms
     of  15  years,  and  the Media Play retail  store  discussed
     below.   The Leases contain renewal options which may extend
     the  Lease term an additional 15 years, except for the  Taco
     Cabana  restaurants, the Applebee's restaurants  in  Aurora,
     Colorado   and   Temple   Terrace,  Florida,   the   Denny's
     restaurant,  and the HomeTown Buffet restaurant  which  have
     renewal options that may extend the Lease term an additional
     10 years and the Garden Ridge retail store which has renewal
     options  that  may  extend the Lease term an  additional  25
     years.   The  Leases contain rent clauses which entitle  the
     Partnership to receive additional rent in future years based
     on  stated  rent  increases or if  gross  receipts  for  the
     property  exceed  certain  specified  amounts,  among  other
     conditions.   Certain lessees have been granted  options  to
     purchase the property.  Depending on the lease, the purchase
     price  is either determined by a formula, or is the  greater
     of  the  fair  market value of the property  or  the  amount
     determined  by a formula.  In all cases, if the option  were
     to  be exercised by the lessee, the purchase price would  be
     greater than the original cost of the property.

     The  Partnership's  properties are all  commercial,  single-
     tenant  buildings.  The Taco Cabana restaurant  in  Houston,
     Texas  was  constructed in 1987 and acquired in  1991.   The
     DennyOs  restaurant was constructed and  acquired  in  1994.
     The Media Play retail store was constructed and acquired  in
     1995.   The  Garden Ridge retail store was  constructed  and
     acquired   in  1996.   The  Party  City  retail  store   was
     constructed  and  acquired in 1997.  The  Champps  Americana
     restaurant  land  in  was acquired in 1997.   The  remaining
     properties were constructed and acquired in either  1992  or
     1993.   There have been no costs capitalized as improvements
     subsequent to the acquisitions.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(4)  Investments in Real Estate - (Continued)

     For  those properties in the table below, with the exception
     of  the Champps Americana, which do not have land costs, the
     lessee has entered into long-term land leases with unrelated
     third  parties.   The  cost of the  properties  and  related
     accumulated  depreciation  at  December  31,  1997  are   as
     follows:

                                          Buildings and             Accumulated
Property                          Land      Equipment       Total  Depreciation

Taco Cabana, Houston, TX     $  334,414   $  212,908   $   547,322  $   45,539
Taco Cabana, San Antonio, TX    598,533      548,741     1,147,274     110,234
Taco Cabana, Waco, TX             7,788       11,932        19,720       2,320
Applebee's, Aurora, CO           15,969       28,813        44,782       5,341
Red Line Burger, Houston, TX          0       58,236        58,236      58,236
Red Line Burger, Houston, TX          0       57,519        57,519      57,519
Red Line Burger,
 Corpus Christi, TX                   0       52,398        52,398      52,398
Applebee's, Crestwood, MO             0      803,418       803,418     133,223
Applebee's,
 Crestview Hills, KY              4,490        9,549        14,039       1,518
HomeTown Buffet,
 Tucson, AZ                     329,136      281,619       610,755      42,634
Applebee's, Covington, LA       358,521      740,564     1,099,085     122,995
Applebee's,
 Temple Terrace, FL              44,568       51,694        96,262       8,155
Applebee's, Beaverton, OR       636,972    1,123,107     1,760,079     162,354
Denny's, Apple Valley, CA       461,013      716,642     1,177,655      92,236
Media Play, Apple Valley, MN    230,305      563,962       794,267      68,277
Garden Ridge, Pineville, NC   1,171,849    2,443,529     3,615,378     142,539
Party City, Gainesville, GA     642,964      792,345     1,435,309       1,197
Champps Americana, Troy, MI     361,889            0       361,889           0
                              ----------   ----------   -----------  ----------
                             $5,198,411   $8,496,976   $13,695,387  $1,106,715
                              ==========   ==========   ===========  ==========


     Through December 31, 1997, the Partnership sold 90.9037%  of
     the  Applebee's  restaurant in Temple Terrace,  Florida,  in
     seven separate transactions to unrelated third parties.  The
     Partnership  received total net sale proceeds of  $1,296,015
     which  resulted in a total net gain of $369,433.  The  total
     cost  and  related accumulated depreciation of the interests
     sold  was $961,992 and $35,410, respectively.  For the years
     ended  December 31, 1997 and 1996, the net gain was  $61,611
     and $102,408, respectively.

     Through December 31, 1996, the Partnership sold 98.8946%  of
     the  Applebee's restaurant in Crestview Hills, Kentucky,  in
     nine separate transactions to unrelated third parties.   The
     Partnership  received total net sale proceeds of  $1,627,539
     which  resulted in a total net gain of $436,533.  The  total
     cost  and  related accumulated depreciation of the interests
     sold was $1,256,017 and $65,011, respectively.  For the year
     ended December 31, 1996, the net gain was $162,457.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(4)  Investments in Real Estate - (Continued)

     On  April  5, 1996, the Partnership sold a 12.7585% interest
     in  the HomeTown Buffet restaurant in Tucson, Arizona to  an
     unrelated  third party.  The Partnership received  net  sale
     proceeds  of  $201,357  which resulted  in  a  net  gain  of
     $44,259.    The   total   cost   and   related   accumulated
     depreciation of the interest sold was $164,251  and  $7,153,
     respectively.

     The  Partnership owns a 2.4058% interest in the Taco  Cabana
     restaurant  in Waco, Texas.  Prior to 1996, the  Partnership
     sold  97.5942%  of the property to unrelated third  parties,
     who  own  the  property with the Partnership as  tenants-in-
     common.

     On  November  6, 1996, the Partnership sold the Taco  Cabana
     restaurant in Round Rock, Texas to an unrelated third party.
     The  Partnership recognized net sale proceeds  of  $963,049,
     which  resulted in a net gain of $262,803.  The  total  cost
     and   related  accumulated  depreciation  was  $749,710  and
     $49,464,  respectively.  As part of the net  sale  proceeds,
     the  Partnership  received a Promissory Note  for  $660,000.
     The  Note  bears interest at a 9% rate.  On March 27,  1997,
     the  Partnership  received  the  outstanding  principal  and
     accrued interest on the Note.

     During  1997 and 1996, the Partnership distributed  $247,028
     and  $121,458  of the net sale proceeds to the  Limited  and
     General   Partners  as  part  of  their  regular   quarterly
     distributions  which  represented a  return  of  capital  of
     $11.63 and $5.69 per Limited Partnership Unit, respectively.
     The remaining net sale proceeds will either be reinvested in
     additional properties or distributed to the Partners in  the
     future.

     On  March  28,  1996,  the Partnership  purchased  a  40.75%
     interest in a Garden Ridge retail store in Pineville,  North
     Carolina  for $3,615,378.  The property is leased to  Garden
     Ridge L.P. under a Lease Agreement with a primary term of 20
     years and annual rental payments of $383,973.

     On December 18, 1997, the Partnership purchased a Party City
     retail  store  in Gainesville, Georgia for $1,435,309.   The
     property  is leased to Party City of Atlanta, Inc.  under  a
     Lease  Agreement with a primary term of 15 years and  annual
     rental payments of $150,752.

     On  December  23, 1997, the Partnership purchased  a  23.95%
     interest in a parcel of land in Troy, Michigan for $361,889.
     The  land is leased to Champps Entertainment, Inc. (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual rental payments of $25,332.  Simultaneously with  the
     purchase  of  the  land,  the  Partnership  entered  into  a
     Development  Financing Agreement under which the Partnership
     will  advance  funds to Champps for the  construction  of  a
     Champps  Americana restaurant on the site.  Through December
     31,  1997,  the  Partnership had advanced  $43,208  for  the
     construction  of the property and was charging  interest  on
     the  advances at a rate of 7%.  The Partnership's  share  of
     the  total  purchase price, including the cost of the  land,
     will be approximately $1,077,750.  After the construction is
     complete,  the  Lease Agreement will be amended  to  require
     annual rental payments of approximately $113,000.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(4)  Investments in Real Estate - (Continued)

     In  January, 1998, the Partnership entered into an agreement
     to  purchase  a  40% interest in a Tumbleweed restaurant  in
     Chillicothe, Ohio.  The purchase price will be approximately
     $542,800.   The  property will be leased to Tumbleweed,  LLC
     under a Lease Agreement with a primary term of 15 years  and
     annual rental payments of approximately $55,600.

     In August, 1995, the lessee of the three Red Line Burger and
     two  Rally's  properties  filed for  reorganization.   After
     reviewing   the  operating  results  of  the   lessee,   the
     Partnership  agreed to amend the Leases of the  two  Rally's
     properties  and  one  Red Line Burger  property.   Effective
     December  1,  1995, the Partnership amended  the  Leases  to
     reduce the annual base rent from $43,742 to $15,000 for each
     property.  The Partnership could receive additional rent  in
     the  future  equal  to 6.75% of the amount  by  which  gross
     receipts exceed $275,000.  In 1997, the reorganization  plan
     confirmed  one  Red Line Lease and rejected  the  other  two
     Leases.    In   addition,  the  plan  allowed  the   Rally's
     properties  to  be  sold  and  on  February  14,  1997,  the
     Partnership  received net sale proceeds of  $500,000,  which
     resulted in a net gain of $16,092.  The lessee has agreed to
     pay  certain  pre-petition and post-petition  rents  due  of
     $147,838  and  the Partnership's related administrative  and
     legal   expenses.   However,  due  to  the  uncertainty   of
     collection,  the Partnership has not accrued  any  of  these
     amounts for financial reporting purposes.

     The  Partnership is negotiating to re-lease or sell the  two
     Red  Line Burger properties in Houston, Texas.  Due  to  the
     rejection  of the Leases, $82,563 of pre-petition and  post-
     petition  rent  related to the two properties  will  not  be
     collected  by  the  Partnership.   These  amounts  were  not
     accrued  for  financial  reporting  purposes.   Due  to  the
     limited  market for this type of building, the  Partnership,
     in  the  fourth  quarter  of 1997, recorded  a  real  estate
     impairment on the three Red Line Burgers of $715,384,  which
     equaled the net book value of the properties at December 31,
     1997.   The  charge was recorded against  the  cost  of  the
     buildings and equipment.

     On  December  21,  1995, the Partnership purchased  a  33.0%
     interest  in  a  Media Play retail store  in  Apple  Valley,
     Minnesota  for $1,389,367.  The property was leased  to  The
     Musicland Group, Inc. (MGI) under a Lease Agreement  with  a
     primary  term  of  18  years and annual rental  payments  of
     $135,482.

     In  December,  1996,  the Partnership  and  MGI  reached  an
     agreement in which MGI would buy out and terminate the Lease
     Agreement  by making a payment of $800,000, which was  equal
     to  approximately two years' rent.  The Partnership's  share
     of  such  payment  was $264,000.  Under the  Agreement,  MGI
     remained in possession of the property and performed all  of
     its  obligations  under  the  net  lease  agreement  through
     January  31, 1997 at which time it vacated the property  and
     made  it  available for re-let to another tenant.   MGI  was
     responsible for all maintenance and management costs of  the
     property  through  January 31, 1997  after  which  date  the
     Partnership  became responsible for its  share  of  expenses
     associated with the property until it is re-let or sold.   A
     specialist in commercial property leasing has been  retained
     to locate a new tenant for the property.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(4)  Investments in Real Estate - (Continued)

     As  of  December  31, 1997, based on an analysis  of  market
     conditions in the area, it was determined the fair value  of
     the   Partnership's   interest  in  the   Media   Play   was
     approximately $726,000.  In the fourth quarter  of  1997,  a
     charge  to operations for real estate impairment of $595,100
     was  recognized,  which is the difference between  the  book
     value  at  December 31, 1997 of $1,321,100 and the estimated
     market  value of $726,000.  The charge was recorded  against
     the cost of the land, building and equipment.

     The  Partnership has incurred net costs of $612,165 relating
     to  the review of potential property acquisitions.  Of these
     costs, $562,935 have been capitalized and allocated to land,
     building and equipment.  The remaining costs of $49,230 have
     been   capitalized  and  will  be  allocated  to  properties
     acquired subsequent to December 31, 1997.

     The   minimum  future  rentals  on  the  Leases  for   years
     subsequent to December 31, 1997 are as follows:

                       1998           $ 1,619,814
                       1999             1,648,026
                       2000             1,683,129
                       2001             1,709,446
                       2002             1,746,928
                       Thereafter      20,294,177
                                       -----------
                                      $28,701,520
                                       ===========

     There were no contingent rents recognized in 1997 or 1996.

(5)  Long-Term Notes Receivable -

     On July 26, 1995, the Partnership received a Promissory Note
     from Jackson Shaw Partners No. 51 Ltd. from the sale of  the
     Black-Eyed  Pea  restaurant in  Davie,  Florida.   The  Note
     requires forty-eight monthly principal and interest payments
     of  $15,025  with  a  balloon payment  for  the  outstanding
     principal  and interest due September 1, 1999.  Interest  is
     being  charged  on  the  Note at the  rate  of  10%  on  the
     outstanding principal balance.  The Note is secured  by  the
     land,  building and equipment.  As of December 31, 1997  and
     1996,  the  outstanding  principal  due  on  the  note   was
     $1,492,795 and $1,522,211, respectively.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(5)  Long-Term Notes Receivable - (Continued)

     The Partnership received a Promissory Note from the sale  of
     the Taco Cabana restaurant as discussed in Note 4.  The Note
     charged interest at a 9% rate.  The Note was secured by  the
     land,  building  and  equipment.  On  March  27,  1997,  the
     Partnership  received the outstanding principal and  accrued
     interest on the Note.

     Scheduled  maturities of the long-term notes receivable  are
     as follows:

                       1998           $    32,496
                       1999             1,460,299
                                       -----------
                                      $ 1,492,795
                                       ===========

(6)  Major Tenants -

     The following schedule presents rent revenue from individual
     tenants,   or  affiliated  groups  of  tenants,   who   each
     contributed more than ten percent of the Partnership's total
     rent revenue for the years ended December 31:

                                                   1997         1996
      Tenants                   Industry

     Texas Taco Cabana L.P.      Restaurant     $  258,756   $  339,661
     Garden Ridge L.P.           Retail            383,973      292,109
     Apple Partners L.P.         Restaurant            N/A      326,159
     The Musicland Group, Inc.   Retail                N/A      399,481
     Pacific Apple Oregon, Inc.  Restaurant        229,644          N/A
     Southland
       Restaurant Development
       Company, L.L.C.           Restaurant        156,002          N/A
     Apple Investment
       Group, Inc.               Restaurant        162,234          N/A
                                                 ----------   -----------

     Aggregate rent revenue of major tenants    $1,190,609   $1,357,410
                                                 ==========   ===========

     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                82%          74%
                                                 ==========   ===========


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(7)  Partners' Capital -

     Cash  distributions of $16,967 and $18,433 were made to  the
     General Partners and $1,649,163 and $1,741,754 were made  to
     the  Limited Partners for the years ended December 31,  1997
     and 1996, respectively.  The Limited Partners' distributions
     represent  $78.51  and $82.57 per Limited  Partnership  Unit
     outstanding  using 21,005 and 21,095 weighted average  Units
     in 1997 and 1996, respectively.  The distributions represent
     $-0-  and $82.57 per Unit of Net Income and $78.51 and  $-0-
     per  Unit of return of contributed capital in 1997 and 1996,
     respectively.

     As  part  of  the  Limited  Partner distributions  discussed
     above, the Partnership distributed $244,558 and $120,244  of
     proceeds from property sales in 1997 and 1996, respectively.
     The  distributions  reduced the Limited  Partners'  Adjusted
     Capital Contributions.

     Distributions  of  Net  Cash Flow to  the  General  Partners
     during  1997  and  1996  were subordinated  to  the  Limited
     Partners  as  required in the Partnership Agreement.   As  a
     result,  99%  of distributions and income were allocated  to
     the Limited Partners and 1% to the General Partners.

     The  Partnership may acquire Units from Limited Partners who
     have tendered their Units to the Partnership. Such Units may
     be acquired at a discount.  The Partnership is not obligated
     to  purchase in any year more than 5% of the number of Units
     outstanding at the beginning of the year.  In no event shall
     the  Partnership be obligated to purchase Units if,  in  the
     sole  discretion  of  the  Managing  General  Partner,  such
     purchase  would  impair  the capital  or  operation  of  the
     Partnership.

     During  1997, six Limited Partners redeemed a total of  40.6
     Partnership  Units  for  $30,614  in  accordance  with   the
     Partnership Agreement.  The Partnership acquired these Units
     using Net Cash Flow from operations.  In 1996, seven Limited
     Partners  redeemed  a total of 106.2 Partnership  Units  for
     $83,145.   The  redemptions increase the  remaining  Limited
     Partners' ownership interest in the Partnership.

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as defined in the Partnership  Agreement,  is
     $963.44 per original $1,000 invested.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(8)  Income Taxes -

     The   following  is  a  reconciliation  of  net  income  for
     financial reporting purposes to income reported for  federal
     income tax purposes for the years ended December 31:

                                                        1997          1996

     Net Income (Loss) for Financial
      Reporting Purposes                           $ (113,581)    $ 2,003,157

     Depreciation for Tax Purposes Under
      Depreciation for Financial
      Reporting Purposes                               25,180          22,337

     Amortization of Start-Up and
      Organization Costs                              (50,390)        (57,331)

     Income Accrued for Tax Purposes
      Over (Under) Income for Financial
      Reporting Purposes                              (94,352)         60,644

     Property Expenses for Tax Purposes
      (Over) Under Expenses for Financial
      Reporting Purposes                              (46,641)         43,788

     Real Estate Impairment Loss
      Not Recognized for Tax Purposes               1,310,484               0

     Gain on Sale of Real Estate for
      Tax Purposes Over Gain
      for Financial Reporting Purposes                 16,052          16,841
                                                   -----------     -----------
           Taxable Income to Partners             $ 1,046,752     $ 2,089,436
                                                   ===========     ===========


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(8)  Income Taxes - (Continued)

     The  following is a reconciliation of Partners' capital  for
     financial  reporting purposes to Partners' capital  reported
     for   federal  income  tax  purposes  for  the  years  ended
     December 31:

                                                          1997         1996

     Partners' Capital for
       Financial  Reporting Purposes                 $15,439,074   $17,249,399

     Adjusted Tax Basis of Investments
      in Real Estate Under Net Investments
      in Real Estate for Financial
      Reporting Purposes                               1,295,866       (55,851)

     Capitalized Start-Up Costs
      Under Section 195                                  258,641       272,259

     Amortization of Start-Up and
      Organization Costs                                (237,642)     (199,510)

     Income Accrued for Tax Purposes
      Over Income for Financial
      Reporting Purposes                                       0        94,352

     Property Expenses for Tax Purposes
      Under Expenses for Financial
      Reporting Purposes                                       0        45,281

     Organization and Syndication Costs
      Treated as Reduction of Capital
      For Financial Reporting Purposes                 3,018,278     3,018,278
                                                      -----------   -----------
           Partners' Capital for
               Tax Reporting Purposes                $19,774,217   $20,424,208
                                                      ===========   ===========


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 1997 AND 1996

(9)  Fair Value of Financial Instruments -

     The estimated fair values of the financial instruments, none
     of  which are held for trading purposes, for the years ended
     December 31:

                                       1997                       1996
                             Carrying        Fair       Carrying       Fair
                              Amount         Value       Amount        Value

     Cash                  $      329    $      329   $      459   $      459
     Money Market Funds     1,612,846     1,612,846    2,477,324    2,477,324
                            ---------     ---------    ---------    ---------
       Total Cash and
         Cash Equivalents  $1,613,175    $1,613,175   $2,477,783   $2,477,783
                            =========     =========    =========    =========

     Notes Receivable      $1,492,795    $1,492,795   $2,169,968   $2,169,968
                            =========     =========    =========    =========


     The  notes  receivable  carrying  amounts  approximate  fair
     value.


ITEM 8.   CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
          ACCOUNTING AND FINANCIAL DISCLOSURE.

       None.


                            PART III

ITEM 9.   DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL
          PERSONS;  COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT.

        The  registrant  is  a  limited partnership  and  has  no
officers,  directors, or direct employees.  The General  Partners
of  the  registrant are Robert P. Johnson and AFM.   The  General
Partners  manage and control the Partnership's affairs  and  have
general  responsibility and the ultimate authority in all matters
affecting the Partnership's business.  The director and  officers
of AFM are as follows:

        Robert  P.  Johnson, age 53, is Chief Executive  Officer,
President  and  Director and has held these positions  since  the
formation  of  AFM in September, 1990, and has  been  elected  to
continue in these positions until September, 1998.  From 1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities, Inc. (formerly AEI Incorporated), which is registered
with  the  Securities  and Exchange Commission  as  a  securities
broker-dealer,  is  a  member  of  the  National  Association  of
Securities  Dealers, Inc. (NASD) and is a member of the  Security
Investors  Protection Corporation (SIPC).  Mr. Johnson  has  been
president, a director and the principal shareholder of  AEI  Fund
Management,  Inc.,  a real estate management company  founded  by
him,  since 1978.  Mr. Johnson is currently a general partner  or
principal  of  the  general  partner  in  sixteen  other  limited
partnerships.

        Mark  E.  Larson,  age 45, is Executive  Vice  President,
Treasurer  and  Chief  Financial  Officer  and  has  held   these
positions since the formation of AFM in September, 1990, and  has
been  elected  to  continue in these positions  until  September,
1998.   In  January,  1993, Mr. Larson was elected  to  serve  as
Secretary  of  AFM  and will continue to serve  until  September,
1998.  Mr. Larson has been employed by AEI Fund Management,  Inc.
and  affiliated  entities since 1985.  From  1979  to  1985,  Mr.
Larson   was  with  Apache  Corporation  as  manager  of  Program
Accounting  responsible  for  the  accounting  and  reports   for
approximately 46 public partnerships.  Mr. Larson is  responsible
for   supervising  the  accounting  functions  of  AFM  and   the
registrant.

ITEM 10.  EXECUTIVE COMPENSATION.

        The General Partner and affiliates are reimbursed at cost
for  all  services performed on behalf of the registrant and  for
all  third party expenses paid on behalf of the registrant.   The
cost for services performed on behalf of the registrant is actual
time  spent  performing such services plus  an  overhead  burden.
These  services include organizing the registrant  and  arranging
for  the  offer  and  sale  of Units,  reviewing  properties  for
acquisition and rendering administrative and management services.

ITEM 11.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
          MANAGEMENT.

       The following table sets forth information pertaining to
the ownership of the Units by each person known by the
Partnership to beneficially own 5% or more of the Units, by each
General Partner, and by each officer or director of the Managing
General Partner as of February 28, 1998:

     Name and Address                               Number of     Percent
   of Beneficial Owner                              Units Held    of Class

   AEI Fund Management XIX, Inc.                           0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Robert P. Johnson                                    45.5            *
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Mark E. Larson                                          0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   * Less than 1%

The persons set forth in the preceding table hold sole voting
power and power of disposition with respect to all of the Units
set forth opposite their names.  The General Partners know of no
holders of more than 5% of the outstanding Units.


ITEM 12.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the General Partner of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations set forth in the Limited Partnership Agreement of the
registrant.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  General Partners or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 1997.

Person or Entity                                       Amount Incurred From
 Receiving                  Form and Method      Inception (September 14, 1990)
Compensation                of Compensation            To December 31, 1997

AEI Securities, Inc.  Selling Commissions equal to 7% of      $2,115,193
(formerly AEI         proceeds plus a 3% nonaccountable
Incorporated)         expense allowance, most of which
                      was reallowed to Participating
                      Dealers.

General Partners and  Reimbursement at Cost for other         $  903,786
Affiliates            Organization and Offering Costs.


ITEM   12.    CERTAIN  RELATIONSHIPS  AND  RELATED  TRANSACTIONS.
(Continued)

Person or Entity                                       Amount Incurred From
 Receiving                  Form and Method      Inception (September 14, 1990)
Compensation                of Compensation            To December 31, 1997

General Partners and  Reimbursement at Cost for all          $  612,165
Affiliates            Acquisition Expenses

General Partners      1% of Net Cash Flow in any fiscal      $   98,322
                      year until the  Limited Partners
                      have received annual, non-cumulative
                      distributions of Net Cash Flow equal
                      to 10% of their Adjusted Capital
                      Contributions and 10% of any
                      remaining Net Cash Flow in such
                      fiscal year.

General Partners and  Reimbursement at Cost for all          $1,623,883
Affiliates            Administrative Expenses attributable
                      to the Fund, including all expenses
                      related to management and disposition
                      of the Fund's properties and all other
                      transfer agency, reporting, partner
                      relations and other administrative
                      functions.

General Partners      1% of distributions of Net Proceeds of $    9,537
                      Sale until  Limited Partners have
                      received an amount equal to (a)  their
                      Adjusted Capital Contributions,  plus
                      (b) an amount equal to 12% of their
                      Adjusted Capital Contributions per
                      annum, cumulative but not compounded,
                      to  the  extent  not   previously
                      distributed. 10% of  distributions of
                      Net Proceeds of Sale there-after.

        The  limitations  included in the  Partnership  Agreement
require   that  the  cumulative  reimbursements  to  the  General
Partners  and  their affiliates for administrative  expenses  not
allowed under the NASAA Guidelines ("Guidelines") will not exceed
the  sum of (i) the front-end fees allowed by the Guidelines less
the  front-end fees paid, (ii) the cumulative property management
fees  allowed  but  not  paid, (iii) any real  estate  commission
allowed under the Guidelines, and (iv) 10% of Net Cash Flow  less
the  Net Cash Flow actually distributed.  The reimbursements  not
allowed  under  the  Guidelines include  a  controlling  person's
salary  and  fringe  benefits,  rent  and  depreciation.   As  of
December  31, 1997, the cumulative reimbursements to the  General
Partners and their affiliates did not exceed these amounts.


                             PART IV

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.

          A.  Exhibits -
                                  Description

                3.1  Certificate  of   Limited
                     Partnership  (incorporated by  reference  to
                     Exhibit     3.1    of    the    registrant's
                     Registration  Statement on Form  S-11  filed
                     with  the  Commission on  October  10,  1990
                     [File No. 33-37239]).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                 Description

                3.2  Limited    Partnership
                     Agreement  (incorporated  by  reference   to
                     Exhibit     3.2    of    the    registrant's
                     Registration  Statement on Form  S-11  filed
                     with  the  Commission on  October  10,  1990
                     [File No. 33-37239]).

               10.1  Net  Lease Agreement  dated
                     March  16, 1992 between the Partnership  and
                     Taco  Cabana, Inc. relating to the  property
                     at  6040  Bandera Road, San  Antonio,  Texas
                     (incorporated by reference to  Exhibit  10.1
                     of  Post-Effective Amendment No.  1  to  the
                     registrant's Registration Statement on  Form
                     S-11  filed with the Commission on June  15,
                     1992 [File No. 33-37239]).

               10.2  Net  Lease Agreement  dated
                     July  31,  1991 between the Partnership  and
                     Taco  Cabana, Inc. relating to the  property
                     at  700  North  Loop West  IH-610,  Houston,
                     Texas  (incorporated by reference to Exhibit
                     10.2  of Post-Effective Amendment No.  1  to
                     the  registrant's Registration Statement  on
                     Form  S-11 filed with the Commission on June
                     15, 1992 [File No. 33-37239]).

               10.3  Net  Lease Agreement  dated
                     May  1,  1992  between the  Partnership  and
                     Taco  Cabana, Inc. relating to the  property
                     at   825  South  6th  Street,  Waco,   Texas
                     (incorporated by reference to  Exhibit  10.3
                     of  Post-Effective Amendment No.  1  to  the
                     registrant's Registration Statement on  Form
                     S-11  filed with the Commission on June  15,
                     1992 [File No. 33-37239]).

               10.4  Net  Lease Agreement  dated
                     December  22,  1992 between the  Partnership
                     and  RCI West, Inc. relating to the property
                     at  East  Iliff Avenue and Blackhawk Street,
                     Aurora,  Colorado (incorporated by reference
                     to  Exhibit 10.6 of Form 10-K filed with the
                     Commission on March 29, 1993).

               10.5  Co-Tenancy Agreement  dated
                     December  30,  1992 between the  Partnership
                     and  Bruce R. Logan relating to the property
                     at  East  Iliff Avenue and Blackhawk Street,
                     Aurora,  Colorado (incorporated by reference
                     to  Exhibit 10.7 of Form 10-K filed with the
                     Commission on March 29, 1993).

               10.6  Co-Tenancy Agreement  dated
                     January  28,  1993 between  the  Partnership
                     and   Frederick  G.  and  Nicole  A.   Hamer
                     relating  to  the  property  at  East  Iliff
                     Avenue   and   Blackhawk   Street,   Aurora,
                     Colorado   (incorporated  by  reference   to
                     Exhibit  10.8  of Form 10-K filed  with  the
                     Commission on March 29, 1993).

               10.7  Net  Lease Agreement  dated
                     April  2,  1993 between the Partnership  and
                     Red  Line  Burgers,  Inc.  relating  to  the
                     property   at  4989  Ayers  Street,   Corpus
                     Christi,  Texas. (incorporated by  reference
                     to  Exhibit  10.17 of Form 10-K  filed  with
                     the Commission on March 29, 1994)

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.   Exhibits -

                                  Description

               10.8  Net  Lease Agreement  dated
                     April  14, 1993 between the Partnership  and
                     Apple  Partners Limited Partnership relating
                     to  the  property  at  9041-E  Watson  Road,
                     Crestwood,    Missouri   (incorporated    by
                     reference  to  Exhibit 10.18  of  Form  10-K
                     filed  with  the  Commission  on  March  29,
                     1994).

               10.9  Co-Tenancy Agreement  dated
                     April  29, 1993 between the Partnership  and
                     Charles Kimball relating to the property  at
                     825    South   6th   Street,   Waco,   Texas
                     (incorporated by reference to Exhibit  10.19
                     of  Form  10-K filed with the Commission  on
                     March 29, 1994).

              10.10  Net  Lease  Agreement
                     dated  June 15, 1993 between the Partnership
                     and  Thomas and King, Inc. relating  to  the
                     property  at Turkeyfoot at I-275,  Crestview
                     Hills,  Kentucky (incorporated by  reference
                     to  Exhibit  10.20 of Form 10-K  filed  with
                     the Commission on March 29, 1994).

              10.11  Net  Lease  Agreement
                     dated  June 16, 1993 between the Partnership
                     and  JB's Restaurants, Inc. relating to  the
                     property  at 330 South Wilmot Road,  Tucson,
                     Arizona   (incorporated  by   reference   to
                     Exhibit  10.21 of Form 10-K filed  with  the
                     Commission on March 29, 1994).

              10.12  Net  Lease  Agreement
                     dated  June 23, 1993 between the Partnership
                     and  GC  Covington,  Inc.  relating  to  the
                     property   at   Highway   190   and    I-12,
                     Covington,   Louisiana   (incorporated    by
                     reference  to  Exhibit 10.22  of  Form  10-K
                     filed  with  the  Commission  on  March  29,
                     1994).

              10.13  Net  Lease  Agreement
                     dated   September  30,  1993   between   the
                     Partnership  and Casual Restaurant  Concepts
                     II,   Inc.  relating  to  the  property   at
                     Terrace  Walk  Shopping Plaza,  56th  Street
                     and  Fowler Avenue, Temple Terrace,  Florida
                     (incorporated by reference to Exhibit  10.28
                     of  Form  10-K filed with the Commission  on
                     March 29, 1994).

              10.14  Net  Lease  Agreement
                     dated   December   2,   1993   between   the
                     Partnership   and  Apple  Partners   Limited
                     Partnership  relating  to  the  property  at
                     1220  N.W.  185th Avenue, Beaverton,  Oregon
                     (incorporated by reference to Exhibit  10.31
                     of  Form  10-K filed with the Commission  on
                     March 29, 1994).

              10.15  Co-Tenancy  Agreement
                     dated   January   11,   1994   between   the
                     Partnership  and  the  Lee  Revocable  Trust
                     relating  to  the property at  Terrace  Walk
                     Shopping  Plaza,  56th  Street  and   Fowler
                     Avenue,      Temple     Terrace,     Florida
                     (incorporated by reference to Exhibit  10.32
                     of  Form  10-K filed with the Commission  on
                     March 29, 1994).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.   Exhibits -

                                  Description

              10.16  Co-Tenancy  Agreement
                     dated    March   31,   1994   between    the
                     Partnership  and  Robert E. Miller  relating
                     to  the property at 5779 East Fowler Avenue,
                     Temple  Terrace,  Florida  (incorporated  by
                     reference  to Exhibit 10.30 of  Form  10-KSB
                     filed  with  the  Commission  on  March  30,
                     1995).

              10.17  Amendment to Co-Tenancy
                     Agreement  dated April 8, 1994  between  the
                     Partnership  and Bruce R. Logan relating  to
                     the   property  at  East  Iliff  Avenue  and
                     Blackhawk    Street,    Aurora,     Colorado
                     (incorporated by reference to Exhibit  10.31
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

              10.18  Net  Lease  Agreement
                     dated    April   28,   1994   between    the
                     Partnership  and  Apple  Investment   Group,
                     Inc.   relating  to  the  property  at  Bear
                     Valley  Road  and Apple Valley  Road,  Apple
                     Valley,    California    (incorporated    by
                     reference  to Exhibit 10.33 of  Form  10-KSB
                     filed  with  the  Commission  on  March  30,
                     1995).

              10.19  Co-Tenancy  Agreement
                     dated  May  25, 1994 between the Partnership
                     and   the  Tilson  Trust  relating  to   the
                     property  at 30 Crestview Hills  Mall  Road,
                     Crestview  Hills, Kentucky (incorporated  by
                     reference  to Exhibit 10.36 of  Form  10-KSB
                     filed  with  the  Commission  on  March  30,
                     1995).

              10.20  Co-Tenancy  Agreement
                     dated  June 27, 1994 between the Partnership
                     and  Bruce R. Logan relating to the property
                     at   825  South  6th  Street,  Waco,   Texas
                     (incorporated by reference to Exhibit  10.40
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

              10.21  Co-Tenancy  Agreement
                     dated  July  7, 1994 between the Partnership
                     and  Richard Bagot relating to the  property
                     at   825  South  6th  Street,  Waco,   Texas
                     (incorporated by reference to Exhibit  10.43
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

              10.22  Co-Tenancy  Agreement
                     dated  July 15, 1994 between the Partnership
                     and  Richard Bagot relating to the  property
                     at  30  Crestview Hills Mall Road, Crestview
                     Hills,  Kentucky (incorporated by  reference
                     to  Exhibit 10.44 of Form 10-KSB filed  with
                     the Commission on March 30, 1995).

              10.23  Net  Lease  Agreement
                     dated    August   3,   1994   between    the
                     Partnership  and  Florida Restaurant  Group,
                     Inc.  relating to the property  at  2080  S.
                     University     Drive,     Davie,     Florida
                     (incorporated by reference to Exhibit  10.45
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
           (Continued)

          A.  Exhibits -

                                 Description

              10.24  Co-Tenancy  Agreement
                     dated   September   9,  1994   between   the
                     Partnership  and Patricia J. Grant  relating
                     to  the  property at East Iliff  Avenue  and
                     Blackhawk    Street,    Aurora,     Colorado
                     (incorporated by reference to Exhibit  10.48
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

              10.25  Co-Tenancy  Agreement
                     dated   September   9,  1994   between   the
                     Partnership  and  The Potloff  Living  Trust
                     relating  to  the property at  30  Crestview
                     Hills  Mall Road, Crestview Hills,  Kentucky
                     (incorporated by reference to Exhibit  10.49
                     of  Form 10-KSB filed with the Commission on
                     March 30, 1995).

              10.26  Co-Tenancy  Agreement
                     dated   January   12,   1994   between   the
                     Partnership and the William W. and  Jean  E.
                     Herich   Family   Trust  relating   to   the
                     property  at  825  South 6th  Street,  Waco,
                     Texas  (incorporated by reference to Exhibit
                     10.52   of   Form  10-KSB  filed  with   the
                     Commission on March 30, 1995).

              10.27  Property  Co-Tenancy
                     Ownership  Agreement dated  March  31,  1995
                     between  the Partnership and The William  W.
                     and Jean E. Herich Family Trust relating  to
                     the   property  at  East  Iliff  Avenue  and
                     Blackhawk    Street,    Aurora,     Colorado
                     (incorporated by reference to Exhibit  10.49
                     of  Form 10-KSB filed with the Commission on
                     March 21, 1996).

              10.28  Property  Co-Tenancy
                     Ownership  Agreement  dated  June  15,  1995
                     between   the  Partnership  and   Scott   L.
                     Skogman  relating  to the property  at  East
                     Iliff  Avenue and Blackhawk Street,  Aurora,
                     Colorado   (incorporated  by  reference   to
                     Exhibit 10.54 of Form 10-KSB filed with  the
                     Commission on March 21, 1996).

              10.29  Property  Co-Tenancy
                     Ownership  Agreement  dated  June  16,  1995
                     between   the  Partnership  and   Scott   L.
                     Skogman  relating  to the  property  at  825
                     South  6th Street, Waco, Texas (incorporated
                     by   reference  to  Exhibit  10.55  of  Form
                     10-KSB  filed with the Commission  on  March
                     21, 1996).

              10.30  Property  Co-Tenancy
                     Ownership  Agreement  dated  June  16,  1995
                     between the Partnership and Frank P.  Scalzo
                     relating  to  the  property  at  East  Iliff
                     Avenue   and   Blackhawk   Street,   Aurora,
                     Colorado   (incorporated  by  reference   to
                     Exhibit 10.56 of Form 10-KSB filed with  the
                     Commission on March 21, 1996).

              10.31  Property  Co-Tenancy
                     Ownership  Agreement  dated  July  14,  1995
                     between  the  Partnership and Menzel  Polzin
                     Partners  relating  to the  property  at  30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit 10.58 of Form 10-KSB filed with  the
                     Commission on March 21, 1996).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                Description

              10.32  Real Estate  Contract,
                     Promissory Note and Purchase Money  Mortgage
                     and    Security   Agreement   and    Fixture
                     Financing  Statement  dated  July  26,  1995
                     between  the  Partnership  and  Jackson-Shaw
                     Partners  No.  51,  Ltd.  relating  to   the
                     property  at  2080  South University  Drive,
                     Davie,  Florida (incorporated  by  reference
                     to  Exhibit 10.59 of Form 10-KSB filed  with
                     the Commission on March 21, 1996).

              10.33  Property  Co-Tenancy
                     Ownership Agreement dated September 28, 1995
                     between  the  Partnership  and  Patricia  S.
                     Marshall   relating  to  the   property   at
                     Terrace  Walk  Shopping Plaza,  56th  Street
                     and  Fowler Avenue, Temple Terrace,  Florida
                     (incorporated by reference to Exhibit  10.61
                     of  Form 10-KSB filed with the Commission on
                     March 21, 1996).

              10.34  Property  Co-Tenancy
                     Ownership  Agreement dated  December 7, 1995
                     between the Partnership and The Joan  Koller
                     Trust  relating to the property  at  Terrace
                     Walk  Shopping Plaza, 56th Street and Fowler
                     Avenue,      Temple     Terrace,     Florida
                     (incorporated by reference to Exhibit  10.66
                     of  Form 10-KSB filed with the Commission on
                     March 21, 1996).

              10.35  Property  Co-Tenancy
                     Ownership  Agreement dated  December 8, 1995
                     between the Partnership and The Joan  Koller
                     Trust   relating  to  the  property  at   30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit 10.67 of Form 10-KSB filed with  the
                     Commission on March 21, 1996).

              10.36  Property  Co-Tenancy
                     Ownership  Agreement dated  December 8, 1995
                     between  the  Partnership and The  Nicoletta
                     Trust   relating  to  the  property  at   30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit 10.68 of Form 10-KSB filed with  the
                     Commission on March 21, 1996).

              10.37  Net  Lease  Agreement
                     dated  August 2, 1995, between  TKC  X,  LLC
                     and  Garden  Ridge,  Inc.  relating  to  the
                     property  at  11415 Carolina Place  Parkway,
                     Pineville,  North Carolina (incorporated  by
                     reference to Exhibit 10.1 of Form 8-K  filed
                     with the Commission on April 10, 1996).

              10.38  First  Amendment   to
                     Lease  Agreement dated March1, 1996  between
                     TKC  X,  LLC and Garden Ridge, L.P. relating
                     to  the  property  at 11415  Carolina  Place
                     Parkway,     Pineville,    North    Carolina
                     (incorporated by reference to  Exhibit  10.3
                     of  Form  8-K  filed with the Commission  on
                     April 10, 1996).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                  Description

              10.39  Assignment    and
                     Assumption  of  Lease  dated  March 28, 1996
                     between   the  Partnership,  AEI  Income   &
                     Growth  Fund  XXI  Limited Partnership,  AEI
                     Net  Lease  Income & Growth Fund XX  Limited
                     Partnership, and TKCX, LLC relating  to  the
                     property  at  11415 Carolina Place  Parkway,
                     Pineville,  North Carolina (incorporated  by
                     reference to Exhibit 10.4 of Form 8-K  filed
                     with the Commission on April 10, 1996).

              10.40  Purchase   Agreement
                     dated    April    4,   1996   between    the
                     Partnership,  Larry Z.  White  and  Mary  J.
                     White  relating to the property at 330 South
                     Wilmot  Road,  Tucson, Arizona (incorporated
                     by  reference to Exhibit 10.1 of Form 10-QSB
                     filed with the Commission on May 13, 1996).

              10.41  Property  Co-Tenancy
                     Ownership  Agreement  dated  April  5,  1996
                     between the Partnership, Larry Z. White  and
                     Mary  J.  White relating to the property  at
                     330   South  Wilmot  Road,  Tucson,  Arizona
                     (incorporated by reference to  Exhibit  10.2
                     of  Form 10-QSB filed with the Commission on
                     May 13, 1996).

              10.42  Purchase   Agreement
                     dated    April   19,   1996   between    the
                     Partnership  and  the  Gummersheimer  Living
                     Trust   relating  to  the  property  at   30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit  10.3 of Form 10-QSB filed with  the
                     Commission on May 13, 1996).

              10.43  Property  Co-Tenancy
                     Ownership  Agreement dated  April  26,  1996
                     between    the    Partnership    and     the
                     Gummersheimer Living Trust relating  to  the
                     property  at 30 Crestview Hills  Mall  Road,
                     Crestview  Hills, Kentucky (incorporated  by
                     reference  to  Exhibit 10.4 of  Form  10-QSB
                     filed with the Commission on May 13, 1996).

              10.44  Purchase   Agreement
                     dated    April   18,   1996   between    the
                     Partnership  and  Marshall Kilduff  relating
                     to  the property at 30 Crestview Hills  Mall
                     Road,      Crestview     Hills,     Kentucky
                     (incorporated by reference to  Exhibit  10.1
                     of  Form 10-QSB filed with the Commission on
                     August 12, 1996).

              10.45  Property  Co-Tenancy
                     Ownership  Agreement  dated  May  15,   1996
                     between   the   Partnership   and   Marshall
                     Kilduff  relating  to  the  property  at  30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit  10.2 of Form 10-QSB filed with  the
                     Commission on August 12, 1996).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                Description

              10.46  Purchase   Agreement
                     dated  May  28, 1996 between the Partnership
                     and   Janet  Y.  Thompson  relating  to  the
                     property  at  Terrace Walk  Shopping  Plaza,
                     56th   Street  and  Fowler  Avenue,   Temple
                     Terrace,  Florida (incorporated by reference
                     to  Exhibit  10.3 of Form 10-QSB filed  with
                     the Commission on August 12, 1996).

              10.47  Property  Co-Tenancy
                     Ownership  Agreement  dated  June  7,   1996
                     between   the  Partnership  and   Janet   Y.
                     Thompson   relating  to  the   property   at
                     Terrace  Walk  Shopping Plaza,  56th  Street
                     and  Fowler Avenue, Temple Terrace,  Florida
                     (incorporated by reference to  Exhibit  10.4
                     of  Form 10-QSB filed with the Commission on
                     August 12, 1996).

              10.48  Purchase   Agreement
                     dated   October   8,   1996   between    the
                     Partnership  and the Mark A.  Benson  Living
                     Trust   relating  to  the  property  at   30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit  10.1 of Form 10-QSB filed with  the
                     Commission on November 14, 1996).

              10.49  Property  Co-Tenancy
                     Ownership Agreement dated October  17,  1996
                     between  the Partnership and Mark A.  Benson
                     Living Trust relating to the property at  30
                     Crestview Hills Mall Road, Crestview  Hills,
                     Kentucky   (incorporated  by  reference   to
                     Exhibit  10.2 of Form 10-QSB filed with  the
                     Commission on November14, 1996).

              10.50  Purchase   Agreement
                     dated  July 16, 1996 between the Partnership
                     and   Tom   Bibleheimer  relating   to   the
                     property  at  2101  S.  IH-35,  Round  Rock,
                     Texas  (incorporated by reference to Exhibit
                     10.5   of   Form  10-QSB  filed   with   the
                     Commission on August 12, 1996).

              10.51  Promissory Note  dated
                     November  6,  1996 between the  Partnership,
                     John Schulz and Tom Bibleheimer relating  to
                     the  property at 2101 S. IH-35, Round  Rock,
                     Texas  (incorporated by reference to Exhibit
                     10.3   of   Form  10-QSB  filed   with   the
                     Commission on November 14, 1996).

              10.52  Assignment    and
                     Assumption of Lease dated November  6,  1996
                     between  the  Partnership, John  Schulz  and
                     Tom Bibleheimer relating to the property  at
                     2101    S.   IH-35,   Round   Rock,    Texas
                     (incorporated by reference to  Exhibit  10.4
                     of  Form 10-QSB filed with the Commission on
                     November 14, 1996).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                Description

              10.53  Deed  of  Trust   and
                     Security  Agreement  and  Fixture  Financing
                     Statement and Assignment of Rent and  Leases
                     dated   November   6,   1996   between   the
                     Partnership,    John    Schulz    and    Tom
                     Bibleheimer  relating  to  the  property  at
                     2101    S.   IH-35,   Round   Rock,    Texas
                     (incorporated by reference to  Exhibit  10.5
                     of  Form 10-QSB filed with the Commission on
                     November 14, 1996).

             10.54   Subordination   Non-
                     Disturbance  and Attornment Agreement  dated
                     November  6,  1996 between the  Partnership,
                     John Schulz and Tom Bibleheimer relating  to
                     the  property at 2101 S. IH-35, Round  Rock,
                     Texas  (incorporated by reference to Exhibit
                     10.6   of   Form  10-QSB  filed   with   the
                     Commission on November 14, 1996).

              10.55  Purchase   Agreement
                     dated   November   6,   1996   between   the
                     Partnership  and Teresa E.  and  William  H.
                     Balster  relating to the property at Terrace
                     Walk  Shopping Plaza, 56th Street and Fowler
                     Avenue,      Temple     Terrace,     Florida
                     (incorporated by referemce to Exhibit  10.90
                     of  Form 10-KSB filed with the Commission on
                     March 26, 1997).

              10.56  Property  Co-Tenancy
                     Agreement  dated November 15,  1996  between
                     the  Partnership and Teresa E.  and  William
                     H.  Balster  relating  to  the  property  at
                     Terrace  Walk  Shopping Plaza,  56th  Street
                     and  Fowler Avenue, Temple Terrace,  Florida
                     (incorporated by referemce to Exhibit  10.91
                     of  Form 10-KSB filed with the Commission on
                     March 26, 1997).

              10.57  Purchase   Agreement
                     dated   December   26,  1996   between   the
                     Partnership and William E. Mason  and  Hazel
                     mason  relating to the property  at  Terrace
                     Walk  Shopping Plaza, 56th Street and Fowler
                     Avenue,      Temple     Terrace,     Florida
                     (incorporated by referemce to Exhibit  10.92
                     of  Form 10-KSB filed with the Commission on
                     March 26, 1997).

              10.58  Property  Co-Tenancy
                     Ownership  Agreement dated January  2,  1997
                     between  the  Partnership  and  William   E.
                     Mason  and  Hazel  Mason  relating  to   the
                     property  at  Terrace Walk  Shopping  Plaza,
                     56th   Street  and  Fowler  Avenue,   Temple
                     Terrace,  Florida (incorporated by referemce
                     to  Exhibit 10.93 of Form 10-KSB filed  with
                     the Commission on March 26, 1997).

              10.59  Promissory  Note  and
                     Construction  Loan Agreement  dated  June27,
                     1997  between the Partnership and Party City
                     of  Atlanta,  Inc. relating to the  property
                     at  679  Dawsonville  Highway,  Gainesville,
                     Georgia   (incorporated  by   reference   to
                     Exhibit  10.1 of Form 10-QSB filed with  the
                     Commission on August 5, 1997).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.
          (Continued)

          A.  Exhibits -

                                 Description

              10.60  Net  Lease  Agreement
                     dated   December   18,  1997   between   the
                     Partnership and Party City of Atlanta,  Inc.
                     relating  to the property at 679 Dawsonville
                     Highway, Gainesville, Georgia.

              10.61  Development  Financing
                     Agreement  dated December 23,  1997  between
                     the  Partnership, AEI Real  Estate  Fund  XV
                     Limited  Partnership, AEI Real  Estate  Fund
                     XVIII  Limited Partnership, AEI Real  Estate
                     Fund  XVII  Limited Partnership and  Champps
                     Entertainment,   Inc.   relating   to    the
                     property at 301 West Big Beaver Road,  Troy,
                     Michigan.

              10.62  Net  Lease  Agreement
                     dated   December   23,  1997   between   the
                     Partnership,   AEI  Real  Estate   Fund   XV
                     Limited  Partnership, AEI Real  Estate  Fund
                     XVIII  Limited Partnership, AEI Real  Estate
                     Fund  XVII  Limited Partnership and  Champps
                     Entertainment,   Inc.   relating   to    the
                     property at 301 West Big Beaver Road,  Troy,
                     Michigan.

              10.63  Assignment     of
                     Development     Financing    and     Leasing
                     Commitment  dated January 26,  1998  between
                     the  Partnership  and AEI  Fund  Management,
                     Inc.  relating to the property at 1150 North
                     Bridge Street, Chillicothe, Ohio.

               27    Financial Data Schedule for
                     period ended December 31, 1997.

              B.    Reports on Form 8-K and 8-K/A  None.


                           SIGNATURES

       Pursuant to the requirements of Section 13 or 15(d) of the
Securities  Exchange Act of 1934, the registrant has duly  caused
this  report  to  be  signed on its behalf  by  the  undersigned,
thereunto duly authorized.


                        AEI NET LEASE INCOME & GROWTH FUND XIX
                        Limited Partnership
                        By: AEI Fund Management XIX, Inc.
                        Its Managing General Partner



March 23, 1998          By:/s/ Robert P. Johnson
                               Robert P. Johnson, President  and Director
                               (Principal Executive Officer)


        Pursuant  to the requirements of the Securities  Exchange
Act  of  1934, this report has been signed below by the following
persons on behalf of the registrant and in the capacities and  on
the dates indicated.

    Name                            Title                        Date


/s/ Robert P. Johnson   President (Principal Executive Officer)  March 23, 1998
Robert P. Johnson       and Sole Director of Managing General
                        Partner

/s/ Mark E. Larson      Executive Vice President, Treasurer      March 23, 1998
Mark E. Larson          and Chief Financial Officer
                        (Principal Accounting Officer)